Every lender will have different pricing adjusters depending on the category, such as a lower or higher FICO score/LTV, so it's always a good idea to shop around. 

I also like the idea of BRRRR once I get more experience in real estate.

The best thing you can do is contact an real estate agent / broker who can run some comps and get you an accurate ARV range so you can forecast things more precisely and have a better idea of what these types of properties are actually worth and currently being sold for.

I am also self employed and only have one year tax return non w 2 so I also did dscr loans for first few and then fix and hold loans.

They hope they take the building back because large amount of equity can be created when they do ultimately refill the building with a national, credit tenant and resell or refinance the building to hold.

Investment Info:Single-family residence buy & hold investment.

I like the idea of value adds, but ADUs are not an optimal path.

So long as each LLC does not own more than two residential dwelling properties, or more than four dwelling units total, the LLC may require two month’s rent as security deposit.Although elsewhere I have expressed the opinion that placing each rental unit into its own LLC is maybe not necessary for limiting liability, if an investor is subject to the new security deposit limitations, the idea of limiting the number of dwelling units in any LLC to four rental units, now has an added benefit of allowing the LLC to require higher security deposits.Below is the pertinent portion of the statute:(4) (A) Notwithstanding paragraph (1), a landlord may not demand or receive security, however denominated, in an amount or value in excess of an amount equal to two months’ rent, in addition to any rent for the first month paid on or before initial occupancy if the landlord meets both of the following requirements:(i) The landlord is a natural person or a limited liability company in which all members are natural persons.

At 7 %/Yr, how many years will you need to hold the property before a 75% cash out refinance will yield $100,000?

Investment Info:Small multi-family (2-4 units) buy & hold investment.