I live in CA (SF Bay area), looking to move out of state possibly Nevada in two years once my son graduates High School.We sold our manufactured home a couple years ago and now are renting and saving for future home.Thought about buying an investment home in Las Vegas and renting it out for the next two years, while we are not ready to move.

I enjoy helping Bigger Pockets members save time, money and talking REI.  

We tore down half the home and saved 400 sqft, turned into a tiny home short term rental.

Another approach could be to use LPMI, which rolls PMI into a slightly higher interest rate, potentially saving you monthly PMI payments.

I financed it through a private lender.

Is 1.3 usually what you see with those smaller private sized projects?

Quote from @Audris Tien: Hi @Deb, just wondering what self-directed IRA firm you are using to do this for private lending?

It can be used as a 4/2 with a private attached studio, or as 4 room rentals with a separate studio (which is what we currently do) or as a 5/3 SFH. 

If you want even less than that you'd need to use private money, partnerships, creative financing (owner financing, subject to, etc) for the most part

I go to a meet up in San diego called private lending masters.