He bought the property pre COVID, so his cash flow is definitely going to be different than what mine will be.The question I'm wondering if its a good idea and if the numbers make sense.Purchase Price: $100,000Down payment: $20,000 (20%)Current cashflow: $900Property manager: $90 (10%)His expense for 12 months was only $1,430 (inspections, repairs, management, eviction services). 

Your monthly payment would come out to roughly $2400/month including HOA, taxes, and insurance.

The full payment would be around $5,400 : The ADU could rent for $2k per month and you would be left with $3,400 per month on the main home.

.- get into real estate with a lower rate and lesser percentage down payment.

If not I don't like this as the payment will sky rocket after the 0% intro period.2.

If it costs you $20k to do a refi right now is that worth it on the payment difference?

Start with your primary, rent out any spare bedrooms "house hack"Use that to practice upgrades, kitchen, bathroom, curb appeal... etcNow you have experience as a landlord and flipper, use that to buy a distressed propertyAdd 40% equity to the property through home makeover, refinance into a low cost mortgageNow you are cashflowing a healthy margin on a second property, use that to build equity over time, cashout later and buy your duplex/quad.If it's going to take you 10 years to save up a down payment for a small apartment building, yeah it makes more sense to start growing your portfolio with cheap SFR flips instead.Every market is different, every borrower is different, every property is different, it would be ill-advised to recommend anything without recognizing the individual's nuanced goals and objectives with their next acquisition.

FHA-Owner Occupancy Loan, to limit down payment to be able to utilize for maintenance

BUT I still understand the point that most people made, these are not concrete/stick built structures with conventional building methods, and it is owner/operator, and it's a volatile industry, and its 50min from the Gatlinburg hotspot, and the main house is a double wide, etc.I guess my dream would be that an owner that wants to live and work in one place can buy this property, live in the main house and self manage the property.

However, if you send by Zelle they had no discretion or opportunity to object and they would retain the opportunity to contest the payment.