They'll want all the money spent on the main house, lenders kind of ignore ADUs it's weird. 

I buy houses in the Memphis market.Terry Clothier REI Nation

The main house will be house hacked for the first year and will turn into a co-living.   

If the other two parties want to flip a house maybe they can do just that as partners and then sell you the house which you can buy with a primary home loan with low down payment.

The neat thing with TDR is that, after you've sold off the residential development rights, you still own the land and get to use it in all the same ways as before, except that you can no longer build houses on it.

It's going to be pretty dependent on the house to think about what you can expect.

I recently purchased my first duplex in Peoria, AZ in September and I am using it as a house hack where I rent out one side and live in the other.

Currently renting the main house as a LTR and the ADU as a MTR.

I am an aspiring serial house hacker based in southern New Hampshire actively searching for my second small multifamily deal in the Nashua area, but I've hit a wall with inventory being so tight in my local market.

Not only does it have excellent potential as a house hack, but it also offers significant upside for a live-in flip.