Plenty of 50-60% leverage loan options for developable land, and may still be more marketable to the LP if you went that route even if it meant incurring some additional finance charges.

Additionally, you can still find properties for 120-180k that will positive cash flow and hit the 1% rule.

Feel free to ask me for any additional questions on how the biz of "gurus" works.   

They countered and we met them in the middle at 15% under, and then negotiated an additional $15k off during inspection, so total discount was around $150k off list price/ what they paid in 2022.

Coffered ceilings, low corner additions etc.Anyone can slap lipstick on a pig, looking for high value add in high demand markets is where the $ is.

As for valuation, I see no reasons why a Junior ADU would negatively impact additional housing unit.

However, the concept of a virtual office is a very useful tool that provides a professional fiscal and commercial address, as well as additional services such as mail handling, meeting rooms, and phone assistance.

Those are very very important to run the property cost-efficiently. 

Just be cognizant that if you househack a multiunit, you have to live next door to your tenants, and you will also be steepening your learning curve by adding additional layers.

Typical renovations include:Cosmetic Updates: Painting, flooring, kitchen and bathroom upgrades, and landscaping.Structural Repairs: Fixing any underlying issues such as foundation repairs, plumbing, or electrical updates.Efficiency Improvements: Adding energy-efficient windows, new HVAC systems, and better insulation to increase the property's overall value.The goal of the rehab phase is to increase the property’s market value while making it an attractive place for tenants.