I thought I knew enough to move forward, but clearly didn't ask enough questions or exercise enough caution. 

Kier,Thank you for the information you provided recently regarding equitable interest.Guidance the Department received from the Virginia Office of the Attorney General indicated that equitable ownership exists if there are no further terms or options to be met or exercised by the individual attempting to acquire the subject property within the contract.

We have to exercise extreme caution and care when dealing with individual circumstances.

Outside of real estate, spend more time with family and friends, sleep good, eat good, continue to exercise and travel  (hopefully COVID will be a thing of the past).

BLUF: I would exercise the "30 day money back no questions asked guarantee" if my good conscience would allow it.

I’m certain that through careful planning, market selection, understanding of the intended market as well as it's economic foundation, a solid strategy to include multiple exit strategies, acquiring a great deal, implementing and exercising effective business systems, working with mentors and other investors I’ll be successful.

There's tons of options for legalizing an unpermitted unit or leaving it as it is, so I'd recommend exercising caution, rather than avoiding unpermitted work all-together.If you're buying a true multifamily, one benefit of house hacking is the ability to put 3.5% down on a FHA loan- this can push your cash-on-cash return through the roof, and you only need to live in the property for a year to qualify for an owner occupant (low down payment loan).If you end up househacking a SFH with or without an ADU you can get better loan terms going conventional, with a 5% downpayment. 

They don't eat right, they don't work out, they don't exercise, etc.

So lets do some brain exercise...If I keep $5k and put the other $5k away (hypothetical numbers)...

1. market rent plus one months security2. 3% option non refundable if not exercised, applied toward purchase price is traditionally done3. sell at comps4.