buy existing?

And the owner is paying you not only to enforce common sense rules, but to understand the ADA and the proper & legal way to hande a request for a reasonable accommodation.Most city and county governments have a position called an ADA Liaison (or something to that effect) whose position exists to train local businesses and landlords on ADA requests and what is reasonable / unreasonable as it pertains to accommodations (often the same person that gives training once or twice a year at the local Board of Realtors, so you might even be able to reach out to them for a point of contact).Rather than operating in a vacuum, or taking your advice from a public forum, why not reach out to that person in your jurisdiction and get an opinion straight from the horse's mouth?

My ideal STR candidate is a property where I can add bedrooms within the existing building footprint. 

Most national or mainstream mortgage lenders do not offer Super Jumbo mortgage loans (typically above $1.5-$2.5M) Although Super Jumbo Loan Lenders can provide loan amounts from $3M-30M+The majority of these buyers obtain their mortgage recommendation through their real estate professional or frequently through their existing private or premium banking relationship. 

However, do you have an existing loan/mortgage on the property? 

I know the rules for Owner move in state that: "The existence of a vacant comparable unit in the building which is also suitable for owner-occupancy is a factor demonstrating possible intent tocircumvent the Rent Stabilization Ordinance [RAC Regulation 613.04] ".

I cannot find the owner as the address tax records are in an llc with no contact info and the office address on the data doesn’t exists.  

And obviously, it rarely cash flows unless you can find property with an existing source of income that can be added to (a savvy strategy actually). 

I really wanted to house hack but finding a good deal that allows subletting is pretty much non-existent although I continue to keep my eye out. 

But not all of them for sure.Not all advisors are built the same… so my point is that people shouldn’t use blanket comments because it deters them even looking for the right ones… or even knowing that they exist.