If you're sure that garages get counted towards lot coverage, and carports don't (but both can be used to convert to ADUs), I don't see anything that would stop you from doing this.Of course if the 150 sq. ft. addition isn't so critical, you can bypass all this and just convert the garages into an ADU.

I'm sure this one would be met with criticism by most here)2.

So often these for sale flyers have critical errors or omissions in them that affect the cash flow or lendability of the property.With my clients we have a confidentiality component in the LOI so we can get a look at the lease early before the purchase and sale stage.

I'm thinking that the plumbing and electrical would be the two most critical pieces that would need replacing in the near future (and of course appliance upgrades).

What I want opinions, suggestions and critics of my financial plan.

@Shawn Dulan We are in a bit of a similar situation and I now realize the HML may not be the critical factor, regardless of cost.

I manager 28 units in my market and the leasing portion is the most critical step.

I did create a video on my YouTube Channel: Jen Maldonado about "Residential real estate strategies & advice that work during the pandemic and it shows critical concepts for anyone interested in how to invest in real estate during this pandemic".  

Open to criticism. 

Because we are not immortal, time is critically important.