Best of luck and keep us updated on how this goes. 

get tenants in at market rents or slightly below, build a track record, trailing 12 then refi at a lower interest rate with a regular bank loan.Make sure you cash flow with the terms/interest rate with a hard money lender.

I'm in the process of refinishing the hardwood and updating the bathroom, then just tackling some minor cosmetics before moving in.

There aren't really any formulas for this, your best bet might be to look at the pictures in rental comps other than that I would estimate the difference to be about $100 in rent for every $1000 of rental value if everything in a non-updated unit is clean, usable and looks reasonably nice.

Also, most window companies change their designs and stop making replacement parts on a regular basis.

Hey MattLooking to get an update on your progress on your project.Looking to do an ADU and gathering lots of info and some great ideas.

I will update the post once I know more in case anyone else ever needs to know.

Or if I get a duplex are their special laws for me as a landlord living in one side or is that pretty similar to just having a regular tenant in a separate home

But when I sell the property and give him some of the profits, wouldn't he be taxed at his regular tax brackets and not capital gains levels?

I'll update this post with the outcome.