Sorry you are dealing with this, but the fact of the matter is, this stuff happens to all of us, but especially new, self managers.

Seems Dutch is still out there doing Guru stuff but not for the benefit of Rad.  

Realtors know nothing most of the time and will sell you anything with unpermitted stuff.

To give you an idea of how we approach it, we assume the worst-case scenario right from the start is 9-12 months of no rent, $5,000 in legal fees, and an additional $5,000 in expenses to deal with moving their stuff, putting it in storage, and dealing with health code violations or NOV's from the city during the process. 

Sounds like the velocity banking stuff that was popular for a while.

FHA allows the construction or renovation of an ADU on the property by refinancing into a 203k loan, but the property must remain your primary residence.This stuff is subject to change, lender specific, and subject to other factors.

I do have stuff to allocate it, but picking which stuff to do will take some time.  

Hi James,I personally don't have enough experience to answer your question, but there is some helpful stuff in a similar discussion here: http://www.biggerpockets.com/forums/52/topics/1779...You will find related discussions to any forum discussion you are reading at the bottom of each forum discussion page, and they can often help you find posts that answer your question.  

So for the Comps you make to arrive at your ARV something that jumped out at me was the adjustments.

I see some stuff he was talking about in Baltimore like around zip 21218 where you have St John Hopkins University and other universities.