She will probably game the system for the next 6-12 months, but that's what you get buying a property with a non-paying tenant in place, in an anti-landlord city. 

We could also play the present value to who game?

It's simply a numbers game. 

The SST doesn't apply for legal 2-flats so if you want to use FHA it's probably better to target those that maybe also have a non-conforming basement or attic unit.This is why the 5% down conventional loan is a game changer for house hackers.

Depending on the market, A game room can give you a similar ROI with much less liability. 

The rental demand in the area has been consistent, and duplexes offer the flexibility of house hacking or scaling into multi-family investing over time.With your experience in construction and remodeling, you’re already ahead of the game—fix-and-flips or BRRRR projects in Kansas City could be a perfect fit for you. 

And by how many videos stating INTENTION.

You might have somewhat of a case against your Home Inspector - they have E&O coverage (Errors and Omissions), but basically this is a buyer beware game.

Baselane has been a game-changer for me, saving a significant amount of time compared to manually tracking everything in Google Sheets.

The amount of downpayment requirement insures buyers having "skin in the game".