If you update to max number of conventional units, you will be able to add an ADU for each conventional unit

And how do I roll this into a cheaper mortgage (my dti would be too bad for another conventional).Maybe a lender would be able to consider the electric "working" with the proper inspection?

I do not have a traditional W2 job so I can't pursue the typical conventional loan or a FHA since I don't have income (hence the DSCR route).However, I've seen that most DSCR lenders do not lend if the loan amount is less than $100K.

I used 5% conventional.

Also, I am guessing that due to the state of the house, it would not qualify for a conventional loan?

You could also use a Fannie May Home style renovation loan which a conventional loan and require 5% down vs.

If you own the business, then it could be a problem, but if you work for someone else and get paystubs and a W-2, then you might be able to go with a conventional loan using full documentation.

Management fees are steep, you're competing w/ bigger operators as well as mom & pop places - it's hard to get the personalized care needed, in my opinion, to be successful. 

Any kind of non QM financing will have higher closing costs compared to conventional.

Conventional Financing How did you add value to the deal?