@Roman Balmakov If you are planning on holding the property long term and have enough reserves to cover even worst case scenarios it could still be worth it. 

There is a $200 cancellation fee to cover the extensive materials and supplies we give you when you join. 

though; (1) there are tenants in the house on a two year lease (payments are enough to cover mortgage payments), and (2) the Seller wants the option to buy back the property in two years.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

For best results shop the vendors (who can be covered by insurance/meet HOA requirements) and get several options to your HOA management company to have the board pick from.

It depends on where you want to live, income, personality, and other factors.You could buy a large home and rent out the individual rooms to cover expenses, but this comes with problems.

Currently have a duplex I’ve been in 3 yearsMortgage 3.65% pmt $850Tenant pays $875Heloc $30k——monthly $291The issue I am running into isRates are so high right now and it’s a lot harder to find another that will cover full mortgage.Does it make sense to leave somewhere that it is full covered to go to one that is not?

Take a look at Personal Property versus Real property coverage, plus clean up costs to make sure your covered.I would also look at covering your project from the Subcontractors. 

$6000 is a large mortgage to cover for a vacancy. 

There are companies such as Cover that offers a full service ADU deliverable from design through construction completion.