The important part about cash flow is that you stay solvent; bring in enough to pay your bills and a little extra for a rainy day.

Property Owner, you have an extra 1000 square feet with enough setback to add a 500 sqft ADU on this lot.

Builders do this a lot to add extra potential sleeping area without having more bedrooms than septic is rated for.I have seen people put beds in the loft after closing or even close in this area to make an unofficial bedroom.Just be clear in your pictures and description and you should be fine either way.

Fourth: even if the entire deduction is available, it results in much smaller automobile deductions in future years and extra taxable income when you sell the vehicle or trade it in.

Then use the extra roommate rent income to pay down your mortgage and look to refi to a lower payment in the future (3-5 years) - so it cashflow when you move out.You could also choose the smaller unit and STR the other unit to generate more cash to pay down your mortgage and refi, so it cashflows when you move out.Bottom line: you'll have to get creative to solve your cashflow challenge!

I don't want to deal with massive headaches  for extra perceived yield. 

U only see the principals at the big event that folks pay 30 to 40k to go to.. the freebie set up is an actor. the second 2 or 3 day weekend that is usually 1k to 2k is usually a past student earning extra money and the money paid to go to that event just covers the hotel meeting room and other expenses the big money is as stated getting those students to pay the 30 to 40k to come to the 4 or 5 day event where the guru is there along with the guru's staff..

Extra income by renting and the benefits of appreciation.

E.g. you could have adjustments for extra garage, carport, bedroom, etc.So when doing Comps for a typical wholesale or Flip deal how many of these adjustments do you typically run into?

The desire for 10% down comes from maybe being able to do it this fall instead of three years from now--financially it might not make sense, but extra time with family is priceless.