I'm not sure if this is a grey area or not but would be sweet if someone could clarify.BTW, it's apparently common knowledge that the buyer's agent commission sells more homes at the 2.5% to 3% mark. 

There is a lot that is just common sense and stuff you should just know.

Renovating and renting out a basement is a common approach to house hacking.

If you can find some common ground, continue building on that to establish rapport.

Not sure when Andrew purchased his investment property, but I did want to point out though that remote closings in Florida are actually quite common now and I know of investors who have closed without ever coming to the U.S. to view the property.

This involves upgrades to common areas, amenities, and unit interiors, which can be expensive.

Is this a common thing (STR mini community)?

It used be a more common way to implement the equivalent of zoning standards before zoning was a thing. 

Yes, it can take more than a year to build an ADU, but it's much more common -- in LA, at least -- to finish an entire ADU project in six months.

I have three separate tenants, each renting room + common areas (2 of the tenants are friends) in a single family home.