The IRS one is mind-bending, I hope mine is still digestible. 

Hard to say without all the numbers, but I will say this not an unusual set up for the area....and also we have very few duplexes here in Jax, so if the numbers work I am not seeing an issue with the ADU.

This is so you can bend it in tight spaces like your situation.

I have been trying buy at the Texas (Harris County, fort bend county) county auction and on some auction sites, in hopes I find a deal in the Houston area that I can flip or fix & hold.

Randee,  I'd love to assist you in the South Bend, IN market! 

The significant changes in rates and closing timelines, along with the sudden demand for a 31% deposit right before closing, are unusual and could impact your negotiation leverage with the seller.

It's unusual for balconies to fall under the unit owner's responsibility. 

If you're willing to bend your timeline a little to give yourself the best shot at qualifying for 1031 exchanges and being super tax efficient with your properties, you could try doing the following: - Hold each successive property for at least 12 months before selling - make sure that you acquire property in one tax year and then don't sell that same property until the following tax yearI want to stress that you do not automatically lose out on 1031 treatment by not taking these steps, and similarly you don't automatically qualify for 1031 treatment by simply taking these steps. 

There is no need to take unusual risks with your permanent residence or get involved with harebrained low-dollar lending schemes to make money, @Rob Titus.  

Is there something unusual about this house or lot that makes it hard to find a comp.?