He lives with Jack's sister who is to the right of him. 

In my analysis the cost for an ADU in kern county would run about $85K and I have saved about 75% of that right now.  

Quote from @Sunil Ghosal: Would not recommend the East TN region to anyone right now.

They offer a $10K repair fund to fix damages in addition to SD plus warranty for appliance repair etc.I have no say in whom they choose to move in, whether there are animals, limit on # of occupants etc. they reserve right to inspect property so i have no idea if they can tell me to remodel, paint etc.does this make sense i have a vacancy coming up in October (bad rental timing).

Notices, eviction laws, tenant rights and landlord rights vary by state, with some county or city overlays. 

Prime is 7.5% right now.

Also, if you buy using a hard money lender or cash, Zach Starnes can do re-fi's off the appraised value shorter than the typical 6mos and then you might not need any money down if you buy at the right price.

Know tons of people dropping $250k on a suv, i won't, I don't care how shiatsu on my bum it is, ok maybe I care a little lol, but point is it's only worth what it's worth, right. 

Right now my focus is going to be on the fix and flips to start generating some income. 

It's not right for every deal, but for cash deals in my area it's workedfor me.