I honestly don't believe anyone should be paying double-digit interest rates for hard money, and I'm on a mission to change that. 

NEVER pay anything to a hard money lender before closing.

Talk to your agent and don't try to hide material facts about what you're planning to do. 

You'll pay in points but the interest rate is pretty good (9.5%).

Owner occupants will always pay more than investors and there are 20x more of them.

Highest bigger means your over paying for the house so I would encourage you to start this weekend.

Each deal is specific to your over all plan and the timeline in that plan. 

Unless the last tenant was paying 20% over market rent or the market you’re in is falling apart (if so, SELL!) 

To get into compliance, if it is even possible, you will need to speak to the city planning department to see if the property is eligible for rezoning, a special use permit, a guest quarters, or an ADU.

Does she pay?