You need to review your lease. tenant may be responsible for interior, but common areas and building facade should be LL.what is the current rate?

So why would we buy the cash flow at a rate of 6%?

If you own this as a rental then there is not homestead exemption and you'll pay much higher tax rate than a resident/owner occupant in SC. 

The mortgage is $1800/ month, but I am looking to refi and pull cash out to finish the ADU and lower my interest rate by 1-1.5 points.Lessons learned?

Elite’s rates are a little higher but they sound MUCH more flexible.

Are you getting the property at market rate or below market rate?

Low vacancy rates, rising rents, and high tenant demand for more space/good school districts. 

what happened to me is all the good rate bonds are snatched up before we could get them.

🏡 Real Estate Market Report (Single-Family Homes)📊 Mortgage Rates:30-Year Conventional: 7.10%30-Year VA: 6.45%💰 Median Sales Price:October: $485,000November: $484,995December: $484,500📈 New Listings:October: 1,959November: 1,498December: 1,175📅 Median Days on Market:October: 22 daysNovember: 24 daysDecember: 29 days📦 Months Supply of Inventory:October: 3.3 monthsNovember: 3.2 monthsDecember: 2.7 months🤔 What Does "Months Supply of Inventory" Mean?

For full time management rates can range from 20-30% of gross revenue depending on the level of services provided.