I would make sure your bedroom count is the same, and baths within a half bath.

Do you know the bed bath count and location class?

If you pay that before the end of the month, the reported balance is going to be $0 even if you buy $5k worth of Christmas presents next week, because that float won't count until the next statement closes.

Unfortunately, those are treated as personal expenses and aren’t deductible.As for the repairs and improvements, fixing leaky pipes counts as a repair and can be fully expensed in the current year.

If you are using an FHA you should be able to use 70% of the potential rent from the other units in the building to count towards your income.

But when applying for a new conventional loan, it still has to be counted. 

Is that just the mortgage or are you counting in insurance and taxes?

Hmmmmmmmm but no concern on count down to get far away from this unlovely, and un- cared for place.

we see it done frequently and have done it but we will not go above 50-60% and require cross collateralization of 3-4x the amount being borrowerd.

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.