The ARV on small multifamily can be a bit tricky as most appraisers will like to use the comparable approach as to an income/NOI approach typically used by larger (5+) multifamily properties.

Typically max leverage is 70CLTV - very higher Prepayment penalties and be ready for rates north of 12% - I answer this question all the time.

Does Hard Money typically cost 30-40% of the purchase price?? 

Golan,There are typically two reasons why a property listed on the MLS hasn't sold: either it’s overpriced or there’s an issue with it.

For example, State Farm typically requires the latest inspection report for underwriting on multi-family properties that are over 30 years old.

The other markets are in southern states.My buyers are typically the "trades".  

Understand Realtor (Agent) Fees- In Germany, real estate agent (Makler) fees are typically paid by the buyer and can range from 3-7% of the property purchase price, plus 19% VAT.- These fees are due at closing and are part of the overall transaction costs.6.

We typically see FICO scores in the 560-620 range for Class C, below 560 for Class D.Recommend only looking at convictions & evictions in the last 2-3 years, ignore older ones.Focus on the last 2 years of employment via YTD paystub and 2024 & 2023 W-2's.

Private Money or Hard Money LoanHow it works: Short-term loans from private or hard money lenders to purchase the lot and finance the construction.Benefits: Easier approval and faster processing, focusing on the property value rather than your income.Downside: Higher interest rates and shorter loan terms (typically 6-18 months).

I would look at the DSCR loan as the first option.By the way, I suspect you are going to be disappointed by any refi appraisals   ADUs typically appraise poorly   JADUs can lower the property value Vs having the space as part of the primary unit.