To clear 1 Million on a deal you'd need to find a deal spread of 2 million because after closing fees, agent fees, and taxes you get half the spread.To find a deal with a 2 million spread it have to look something like Purchase 2 millionRehab 750kARV 4.75 MillionYou''l clear one million after closing on the sale of finished product but you'll need to be at least 1 million liquid to get the deal done.

Is it a purchase/rehab for a flip or BRRR or are you looking into turnket properties that would align with the DSCR product?

With and average occupancy ranging around 60% (depends on your product) the earning potential is high.

I know that some brokerages carry products that honor and recognize ADU's but some will follow a "best and highest use" and consider the property itself a duplex after all that work.

You have full access to see what similar homes with similar finish outs of your final product are selling for to back into an accurate ARV.4) Lastly, as someone who has house hacked myself I would make sure you understand how a lender will analyze your second property.

Hope you had a great turn out and productive meeting.

The best product for the flipper is the bridge loan with rehab. 

The problem is that I can't get a loan - I'm too good at taxes, and don't have enough income to qualify for conventional products, and don't have enough portfolio, cash/flow, or experience to get hard money.

In order for you to do a 1031 exchange from that property you are buying it does have be a property you are holding for productive use in investment. 

Is it counter-productive to have late fees in the first place?