Typically, it’s reasonable to deduct for things like deep cleaning if the place was left pretty dirty.

Example: $500k home sales price, typical buyer agent commission of 2.5%, meaning buyer agent commission is $12,500.

Normally, you need to earn no more than 80% of the area median income to qualify for those programs.Speak with your banker or broker and good luck!  

These deals typically require larger cash outlays (50k-100k) per deal minimums.

Typically you would still be required 20% as first time investor for most HMLs and 100% of the Reno.

If not, I have a lot of local knowledge and the typical trends of many of the Atlanta suburbs.

Those who have figured this out have earned my firm's business; I'm not willing to be held hostage by 'process.'

That being said, your typical cost of capital is as follows:EquityAgency debtBalance Sheet local lenderDebt FundPrivate DebtPref EquityHard Money DebtBookie/Loan SharkOther things that will impact capital sources: are you wanting to finance the improvements, or will you pay for those from equity/cash flow?  

Leverage will be reduced from the max available, reserve requirements increased and, typically, you would be required to use a professional property manager.

In my market the valuation with f/f non commercial financing is typically lower than the hands off cost of adding the ADU.