The additional person also increases the chances they have funds in a bank account that can be seized, as well as other assets that can be seized (verify bank vacuuming is allowed in NY). 

Will I be able to get away with not adding 2 additional HVACs?

I am getting ready to purchase my first rental property in Oklahoma City, OK and I’m looking at an home that is priced under $80,000.I plan to put 25% down to get the best rate.I’m from California and haven’t run into this before... but it seems like there are lending minimums and a conventional loan of $60,000 isn’t something I’m finding easily.I could likely get a hard money loan or get a HELOC on my primary residence and purchase the home with cash... but I don’t like these options because the interest rates are higher than a Conventional loan.Besides hard money or a HELOC, are there any suggestions on how to get this smaller loan at a reasonable rate?

We would likely want to convert the detached garage to an additional office/ADU, so thats the main reason we are wanting to go this route.

I appreciate any suggestions. 

Additionally, I am looking for a real estate investment opportunity, ideally something that produces decent cash flow. 

Being that this tenant hasn't paid the security deposit in years I would suggest keeping them on a M2M lease until they are able to pay the deposit.

With a major home remodel and addition under my belt and a strong interest in environmentally responsible home building, I am gearing up to begin an investing journey.

I'd suggest you also contact local property management companies as they may know people who are looking to buy places.

Additionally, I'm keen to know which pockets of Nashville you all consider the hottest right now.