After speaking with my lawyer and telling her of my goals (short and longterm) we concluded that a single member LLC will do the trick for now.  

Is there a trick to tagging on BP?

The trick becomes converting the risks to dollars. 

It's not like you're going to trick anyone especially an owner occupant into buying it by not showing pictures, it just wastes everyone's time.

There is an office for everyone the trick is figuring out which one is for you! 

They only have so many tricks up their sleeve, but what happens when their tricks no longer work?  

If you're working with a direct lender instead of a broker they probably won't admit that they are slow and difficult to work with (since they are one trick pony), but just FYI so you know what to expect.Offer #1 looks like it's from the "omfg must close this purchase in 21 days" batch of lenders, we see a lot of that here in the Bay Area, and indeed we send them a lot of business.

To keep it inexpensive is a bit of a trick because it involves flipping back and forth between their cheapest monthly account and a free account.

The trick will be to find a great deal on a property (BIG problem #1 in San Diego) that can use the ADU addition approach. 

Final caveat, while FMRs are the max you can charge for rent, and reflect the maximum a PHA is willing to subsidize your unit for rent+utilities, you can usually get closer to that FMR number for your rent due to the "40% rule" and sometimes through some extra, more complicated tricks as well.