I will educate myself better regarding laws so I can handle these matters effectively going forward.Quote from @Steve K.: Why would you need the tenants permission to send an inspector in?

My question is; is it better to not ask the seller to pay for the buyer agent's commission (not include it in the offer letter) so that I pay it by myself and get a tax write off on this commission expense for the ADU's sqft portion?

Ooh, just met an operator there and they're doing really well. https://www.bearbranchcabins.com/Sounds like the A-Frame design is doing much better since that's a trending renter demand.

I’d say a save MINIMUM would be if you could earn that 5% return with 8 months of rent it’s better than the bank.

You can analyze properties now to have a better idea.I would work under an investor before working under an agent.

Its better to be pleasantly supprised than utterly disappointed 

I have had a few 2025s come in so far, which is a little better and earlier than last year, so we'll see how it goes from here. 

Tiling your tub surrounds to the ceiling not only looks nicer, but also helps waterproof the area better, and will likely never need replaced (versus vinyl surround which last about 3 yrs before tenants start cracking them, in my experiences).

But even better is that you'll have enough equity there to where you'll be able to refi sooner and pull all your money back out so you can grow more. 

Would you be better off finding something turnkey, already themed and doing the numbers that align with that?