Many of my clients are adding on to make their properties a 4/2.

I’m in the Greater Seattle area—would paid ads work for this niche?

I recently came across 1 acre asking for 314k in a very good residential and growing location, so the current owner has added 4 manufactured homes with 4 electrical meters, 4 septic tanks and only 1 water meter for all 4 homes, the homes are sitting on partial slab and partial pier & beam, he also added 2 storage sheds approx. 380sqft with the intention to make them ADUs they are still only the shell so I would have to get those ready to live in, so currently the 4 manufactured homes are being rented and bringing in 2800k a month, 3 of the homes are needing some TLC which could increment rents and possibly get me at 3600k a month, also being a 1ac lot this still leaves about 12,000sqft of raw land where you could build etc.So that is on the good side now the things I did not like so much, the lay out is poorly executed to where it makes it looked crammed up and not professional but it could be fixed.Another is that in reality there is only 4 livable units so that qualifies under a conventional loan but since they're are 6 units on the property the banks are wanting to take it as a commercial so we would have to move out the 2 storage sheds out in order to close as conventional.Another concern, technically you are only allowed to have one manufactured house or single wide in your property according to what I know but I know it could change according to zoning which I will investigate, so my question is has all this been accounted for and if so how can I verify it so it wont leave me in a bind further down the road, I currently asked my agent for the appraisal of the property to see if that might verify.Any recommendations?

Purchase price: $80,000 Cash invested: $80,000 This is a reno- adding a 1 bedroom unit to a three family home.

In southern CA, even garage conversion ADU additions are typically costing more than the value added.  

Redesigned a bathroom and kitchen with all new interior. added a new half bathroom.  

After talking to support (who were actually quite responsive and helpful), they told me I had to publish the ad with only one photo first and then re-post the ad with additional photos later to force the first photo to be first.

Just be aware.I just quoted out this scenario to a borrower over the weekend:$130k purchase price30% down Payment$91,000 Loan Size780 Credit Score5 year declining prepayment penalty6.875% is the lender's Par Rate (so no discount points added, only broker fee added). 

Rehab: Adding Value Through RenovationsThe rehabilitation phase is critical.

My wife continued to be the administrator of record with the state as we added homes to our portfolio and she would assign the house manager as the administrator designee for the home.