I turned to asking for line of credit’s but what I am finding is most places offering a LOC want our properties to be free and clear of debt in order to provide an LOC.

I thought that was odd, I offered that she see if first or call with any questions.

In general ground up ADU additions in SF zoned areas cost significantly more than they will appraise for.  

Lenders:Several lenders offer investment property loans in Columbus:- LendingOne: Provides short-term mortgage loans for property purchases, refinancing, and rehabs- Longhorn Investments: Offers hard money loans for Columbus real estate investors- Longleaf Lending: Provides 30-year rental loans for long-term rental property investmentsFor BRRRR and fix-and-flip strategies, consider hard money lenders.

Every system you try will have flaws, or you may salivate over a feature that appears in other software.Some familiar names are mentioned frequently: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend conducting thorough research on each app online to understand their offerings, pricing, etc.

You need to match your self and your scenario with a lender who offer unlimited products and programs with prime rates.

If you understand LLCs and have additional concerns, then you are probably at the level where a trust makes sense.

Essentially, the cap rate is the proportion of Net Operating Income (NOI) to the property's value or selling price:Cap Rate = Net Operating Income (NOI)/Property ValueThis ratio offers a direct method to evaluate the yield a property generates in relation to its cost.For advanced real estate investors, integrating additional factors might prove beneficial:Vacancy rate: The duration the property remains vacant.Operating expenses percentage: Includes insurance, utilities, and maintenance costs (excludes mortgage payments, depreciation, or income taxes).The adjusted formula for net income, incorporating these considerations, is:Net Income=(100 − Operating Expenses %) ×(100 − Vacancy Rate %) × Gross Income

Be aware that it is a hot market in PR (still hot) and sellers shy away from offers that are not all cash. 

Understand the risks and process for offering seller financing.