I’m trying to add my kid so he can build credit early but can’t find a card he can piggyback with me that will actually report to credit agencies

Cap rate = NOI / Purchase PriceTotally guessing here but assuming you and your wife can rent your current unit aka the main unit for $1,800, that would make your total gross monthly income = $4,433 $4,433 x 12 = $53,196 Annual IncomeLets assume 30% annual operating expenses for taxes, maintenance, cap ex, property management, vacancy...$53,196 - 30% = $37,237.20 NOINow lets say you'd do this work to add the ADUs if you can get your property's value up to $800,000, that would mean your property is operating at roughly a 4.65% cap rate... is that good for your area?

Note they will cost around 35-40/mo so make sure you calculate that as part of what you actually earn as that is a seller expense (if it’s gonna be owner occupied property) - if it’s not then you could charge it to borrower

Would you have to wait until the current owner moves out...in a year...if they actually leave as agreed? 

IM actually getting the repairs taken care of for another investor on BP that used this clown. 

I'm guessing the lender will require 6 months of insurance and taxes up front at closing for an investment property which will drive the closing costs up considerably. 3.

You can:Go to other markets, or;Find motivated sellers or;Adjust your financial criteria to reflect market forces (either directly or through using some value-add approach after purchase), or;Hold off expansion of your empire until the Gods (market forces) see things your way, or;Pack it in and play the stock market.BTW, drop the "two months" self-imposed deadline: You will wind up doing a deal for the sake of doing a deal, trying to convince yourself it is "good'" not because it actually is "good."

If I had to guess and don’t know your exact locations or amenities I would say your house can gross $30-40k a year.

@Bailey ColemanIs it a priority yes.The cost - doesn’t seem outrageous it also do not know the extent of the damageAlso what caused the mold as you will want to mitigate what actually caused it so it doesn’t happen again

If cleaning fees are included in the gross revenue projections, but it is a pass through expense, would that affect your actual returns if you mistakenly calculated your ROI on gross numbers that technically included pass through expenses like cleaning fee?