Interest rate 3.8% In short this is how you do it...Find a flip opportunity, use hard money or what you got to buy, rehab it, re-finance it, boom.  

We have also toyed w/the idea of buying/moving into fixeriuppers and selling every 2 years. 

Buy your Aunt out first 

Since your an estimator are the materials and labor based on facts (i.e. hard costs a labor units) or a guess.Nothing personal but I wouldn't consider anything you wrote there, if I was buying I'd do my own estimate/SOW. 

If you want an ADU, buy a property with an adu.  

You can find decent SFHs in the $150k-$180k range that can cash flow if you buy right.The challenges?

The area has certain advantages like shelter from regulation risk (pretty much as low as anywhere in the country if you buy in the approved STR tourist zones) and long term security (people aren't going to stop going to Orlando anytime soon). 

If you find an investor to buy them, send them my way for the loan.

I would also add, a contractor that you can buy materials for and they know how to put them in with little to know direction (reduces the management time of the project).

It seems like there is no catch, would they let me buy a property this month and a property the next month for instance if I have the 25% down+closing costs and can prove that it rents for a decent amount more than the mortgage?