I'd configure it as a 1 bedroom with an open floor plan to allow for a spacious-feeling office area.My wife and I are considering buying into a situation like that in upstate New York or Connecticut- we like the idea of an accessory dwelling unit where we could go to conduct business(she's in interior design, I'm in real estate primarily.)

for me as of nowW2 jobUber/LyftResidential rentalCommercial rentalNotary service  Day care businessMaybe I'm looking at this wrong would like to tighten it up a bit and focus on 3,4,6 

She said she worked for helping hands going into peoples houses to take care of them.

But if you’re a buy and gold (unintentional typo, but I’ll keep it ;) investor, who cares?

The IRS doesn’t care how you financed the property, just that you’re properly reporting your income and deductions.There are IRS guidelines for your situation - try searching around google or talk to a CPA

Nothing herein shall be construed to preclude use of an electronic signature as defined in § 59.1-480, or an electronic notarization as defined in § 47.1-2, in any written notice under this chapter or legal process under Title 8.01.I suppose I take some liberty in my interpretation, but it's because I've seen a judge dismiss a U.D. case when the defendant said they did not receive an email notifying them of the landlord's choice to non-renew.If you provide "notice" in one of the methods that code recognizes then I can't imagine a judge dismissing a case because the defendant says they didn't receive it. 

My guess is a simple addendum to the transaction would take care of the issue.

Mine is paid off though so I don’t really care about it much these days.To me: $13.8k is just hella equity to be dropping into a Class D, for $200-230/month (since property tax wasn’t mentioned), which will likely very minimally appreciate.My first two Class A properties ($229k and $293k) I househacked them with 5% owner-occupied and only put down $11k and $14k. 

I am a licensed agent under a certified brokerage and we buy the home and then sell the homes to the flippers/renters and take care of the transaction,  clear and marketable title transfer.

Some don't care about length of ownership or occupancy, just equity.