They are generous on the values so sometime my actual cash out of pocket is less than 15%, for example, I pay 102K for a house that appraises for 108K, the extra 6K they count towards my down payment so I get a mortgage for 91,800 because that's 85% of 108K and I write a check for about 10K.

Truthfully, I don't think a Capitalization Rate of 8% is terrible plus you'll have an appreciating asset along with the tax benefits.  

Winter doesn't bring too much extra cost as long as the home doesn't have outdated appliances and has sufficient insulation.

I'm taxed in the highest bracket but even if you are not, every extra dollar you bring in puts you closer to the next tax bracket.

I turned the extra room without a bathroom into a workout room as a bonus amenity.

3-year PPPs are usually reasonably priced while also shaving off those extra 2 years...if you drop below 3, rate/cost can get a little gross.

i provide dishwasher if we are putting a new kitchen. also a garbage disposal.sometimes i provide washers/dryers if i have extra laying around (i always seem to have them).sometimes i have purchased fridges and ovens since it's best to invest in capital expense and get a tenant than to have a house sit empty forever.our lease also states that tenants should purchase the appliance plan, which noone really does purchase. 

The only real offer I got through FF was for $1700 a month, and I'd rather leave it empty than take that and pay for the heating bills and the extra wear and tear of long term renters.

.🤣🤣🤣🤣 Isn't that the truth! 

Do an assessment of value now and after you get the ADU permitted * We have been in situations where $8k for permits could mean an extra $100k in value or $2k per month in rents.