That will free up your ability to use the FHA loan program again and not have to worry about red tape rules.This will also give you the opportunity to live with your Fiance' and test the waters. 

The lot itself is also big enough to put an ADU in the back and I have a contractor that says they will charge APX 120 per SQFT and pricing gets better with size so it really got me thinking this home for 500,000 isn't really a good deal though adding a 1200 SQFT Duplex in the back does allow me the ability to house hack it as well while cash flowing about 3,000 pure after everything is all said and done.My numbers are like this:Purchase: 485,000lender fees: 21,500Initial stabilazation: 120,000 gutting job on 1,000 SQFT of permitted and 700SQFT unpermitted space.

You should never have issues if you aim for 650 or higher, especially because the most important elements of a tenant are going to be employment history and eviction history.

If you buy 9 months after a bill comes out you will pay 3 months. 

It almost always results in a bill that is jacked through the roof and I no longer allow it.

If we tried to find someone else to do it, do businesses have the ability to fix installation from other companies under the installation warranty? 

We lack the talent, training, physical ability, time, etc.

Additionally, self employed people get a lot more scrutiny as their information is difficult to verify and ability to collect on defaults is low. 

If they wrote them all off this year then your NOI would go down vs depreciating them over the IRS defined useful life for that item.If you want to increase loan-ability, it is better to depreciate those items over a long period instead of writing them all of in the same year in order to increase tax return NOI. 

In addition to your income and credit score, lenders will look at your ability to service debt.