I would also recommend having a mentor available to walk you through your first transaction, there will be questions that come up that can be tough to figure out if you don't have the right resources!

Appraisers already have a tough time properly valuating ADU's since they are fairly new and they do not have enough comps to go off of typically.

If your property is in tough shape or is older; I would increase this reserve, but this is a rough calculation for a property that is in good condition, not in need of major capex.You can also increase this annually or do it on a monthly basis; i.e. $25 per unit, per month goes into a savings account and I will increase that x% per year. 

And sometimes you have to be a certain age, sometimes you have to be a specific type of employee to have a specific plan....and sometimes you can't withdraw.  

It is tough (extremely tough at the moment), but there are lots of tricks and strategies to help make it work. 

@Eric James @Russell Brazil @Andrew Postellto be clear, she's been working at the same hospital for over 4 years and called in very few times (Just like any other employee). the fact that she has a medical condition that allows her to call in doesn't mean she doesn't have a stable income.Based on your comments it sounds like a person with MS should not be qualified to lease a car, buy a house, or get a student loan.

Once you make the jump to a more professional software AND hire an employee it will all make sense.

Tough to find a cute little house on a corner lot for $15k!

Tough market to buy?

If you want appreciation, NJ is tough now all over because everything is selling so high, but there are pockets that can still work but it depends how far from Brooklyn you are comfortable with.