On the one hand, you shouldn't boot your family out of your current house if it's a good fit, but on the other, $418k may be a lot of debt to carry as an investor, since your DTI ratio is going to be a critical factor in how much you can borrow as you start out as an investor.

I can take a set of 4 or 5 cabinets out of a remodel and save them for a later rehab's laundry room. 80SF of good flooring that's too small to cover a remodeled room now fits into a closet or bathroom later. 10 foot 2x4s torn down from a drop ceiling get the nailed & cracked ends cut off and become 8 foot wall 2x4s.

I tried the ADU route as the lot size fits but since it's zoned as a duplex it doesn't work and the third nonpermitted unit is the basement unit so the townhome permit doesn't work.Does anyone in the area recommend using a lawyer to help navigate the process?

Although their mission is to help low to moderate income buy a residence, they still help people that dont fit that category. 

If they don't sound like a good fit I'll tell them I have some candidates with better income, ECT that have a pending app or something to that effect.

This property fit our criteria for location, renovations, gross potential revenue, and exit timeline.

Knowing that nothing at Home Depot would fit. 

I have found eXp Realty to be a good fit for part time real estate agents.

It’s definitely not a one-size-fits-all guideline.

I just got back from previewing a property that might be a good fit for you.