I'm thinking to house hack or do a 2, 3 or 4 plex where I live in one of the units. 

Personally, I analyze the residential units as guaranteed income and don't look at the commercial space at all.

Everett allows 2 ADU/DADUs, so we're pending approval on 2 2b/1b units.

The unit, in North Miami, would be paid for all in cash since the building didn't pass the fire inspection (ie. proper exit signs, etc) and wont be approved for a mortgage (it has passed the structural inspection however).

I house hack a duplex, where I live in one unit, and list the other unit as a STR, located in Walnut Creek, CA.

One of my goals is to grow my portfolio to 30 units.

It might hinge on how many units are on this property.

hey @Shaydon Childersmost responses are right, this will be challenging for traditional DSCR as they dont like gift of equity; and seller credits would be capped (usually at 2% of your purch price) and only allowable to be applied to closing costs. i have one lender (specifically for 1-4 unit investment properties) which will allow for up-to 90% CLTV... and they are okay with seller financing so long as the seller is in 2nd lien position, allowing them in first lien position. they would max at 75% LTV on their 1st, with a 15% allowable seller-carryback (90% CLTV), and then up to 3% seller credits toward closing costs too. they offer 30 year fixed rates, however, due to the added risk for the lender, the rates are going to be much higher than the traditional DSCR loan.

get more micro. we define a zip code as a market. there are about 7 zip codes in the city of columbus that we work in as well as about 15 in Miami. we look at the average housing unit delivered and try to develop under the median and average home or condo where there is a lot of absorption. that is mostly through smaller Floorplan design, smart floorplan design, etc. new construction and development you also have much more control over the overall development just my 2 cents. if you are just buying existing it's going to have some issues 

Pretty challenging to do, especially during Covid and times of tight labor markets.We focus on PPU (profit per unit) and are able to manage our properties more efficiently.