With a mortgage foreclosure you mentioned that the IRS has 120 days to right of redemption?

@Austin Paige sorry if dumb question, but regarding the REI calculators you mention:  are you referring to the ones found on biggerpockets (shown in image below)? 

For example, I mention that every adult must pay a $XX application fee, pass my credit/criminal background, make a combined income of 3x the rent, and whether or not the property accepts pets.

I totally recognize that is impatient and greedy.My gut is saying your short picture idea is where we're heading since we are taking the same hit with brokerage account (I didnt even mention borrowing against 401k - yes its not advised but my wife and I have stable W2 income to pay ourselves back) Thanks again, this BP community / forum is awesome

You mentioned multi-family operators.

Often he mentions his enjoyment is the journey to the goal.

Our group works with a lot of investor buyers in both locations you mentioned.  

When you hire a licensed professional, you’re looking for two things - expertise and legal protection.You mentioned researching the market, finding comps, reviewing disclosures, etc...Each of these steps comes with nuances and, in my opinion, takes a ton of experience to master.

Not to mention that I've also learned having two ADU's is a no-go for many conventional bank lenders. 

As mentioned - why would they be responsible?