Did a "hard money loan" with family using gift tax exemption and trust as collateral (despite what Dave Ramsey says, my father and I have an incredibly strong investing and personal relationship).

Originally I wanted to operate a personal care home, however would much rather rent the home to an operator with hopes to negotiate higher rent.

Of course the adage is "if the numbers work" but what areas inside 1604 do you think with will grow the fastest or be the best to consider for flipping for homes under 400k ARV Hey Nathan, I personally like the top half of the map. north 281 will grow faster than the other sides imo as well.   

Personally I am open to what people may consider more "fringe" or bad areas.

I would like to work with more private money lenders because the costs can be a little lower, when there is not as much overhead involved, such as their office space, HR person or department, payroll processing, etc.

without getting into the question of any particular real estate 'personality's" success, or lack thereof, I can unequivocally state that the "rules" change in each differing economy.  

@Aaron Davis My personal experience is that non section 8 tenants don't play well with section 8 tenants.Frank

If you are using a DSCR loan, your personal DTI will not matter.

If the ADU you're proposing is the make-or-break between this deal penciling out or not, AND if it is pivotal for your plans that it be the height that you are planning, I would personally advise you to abandon this deal. 

@Rob WallaceCredit unions typically do not lend to LLC’s I will focus on another topic - I strongly recommend your operating agreement have terms preset if things personally go bad and one has to buy the other out.