Big lenders can build huge margins into VA loans so I would pay close attention to the rate and lender fees.

they were in business 20 some years took in 100 of millions in due diligence fee's at 5 to 10k a piece.. there targets were newbie developers who had bigger complicated projects that no one would fund when you have little to no experience. 

The seller is paying the fees anyway, so let the agents do the work and get the home.Onward!

Did you factor in Management fees (it will be more for a vacation rental), cleaning services etc or are you planning to have family and friends help you manage from OOS?

By exposing it so broadly you may find a solution that works for you or you may refer the deal to someone else who has a solution and get paid a finder's fee.All of the states have different regulations as to "finder's fees." 

No one wants to be a scofflaw.One thing to think about when choosing where to put that ADU is the utility connection fee.

Rents are pretty decent, and it'll cash flow a few hundred per month after all hold outs (and a 7% property manager fee paid to me from LLC).

Charge tenant late fees and eviction fee.

It’ll also auto calculate and bill late fees.

Third never be late on your payments or they will charge you late fees and start charging you 30% in interest.