Because I want something small, basic and simple I know there are options out there that are free.

Hi @Mike Mullen, I'm based in Southern California, but I have started my out-of-state real estate journey in Indianapolis.

You're best bet is to talk to management and see if there is an exception that can be made based on your plan.

The cosmetic choices would be based on popular preferences that would appeal to hopefully everyone. 

If you have ample time and want to be hands-on, I’d recommend choosing a market that interests you and building a team—including an agent, contractors, and a management company—to support you throughout the process.However, if you’re busy and don’t have the time to manage all these aspects, turnkey options might be a better fit.

The City of San Jose has on their website that new addresses are required but separate meters are optional (link below).https://snapadu.com/blog/electric-panels-upgrades-power-sources-adu/https://cao-94612.s3.amazonaws.com/documents/City-of-Oakland.PGE-Joint-Information-Bulletin-METERS-FINAL.pdfhttps://www.sanjoseca.gov/business/development-services-permit-center/accessory-dwelling-units-adus/adu-faqs

Lots of variables to take into account here:- credit, ltv, DSCR score (based of rent / anticipated PTIT(A), experienceAre you looking for a purchase or refi transaction? 

Next best option would be pulling MLS photos, which are close enough because no changes have been made.

We will choose our general contractor based upon reputation, references from my own commercial construction contacts (I have held a LA State - Building Construction license since 2001), their solvency, then finally their proposed bid.

In my view, it'd also be wise to have emergency reserves available for your duplex as well, separate from your personal reserves.Roth IRAs are great tools for investing, assuming you qualify to do so based on earned income thresholds.