If you move into the ADU, do so prior to placing someone in the primary.  

Below are some key metrics and the proforma I have compiled from a feasibility study and an STR report.

After two years we moved into our own house and continued to rent it out.

Once it becomes a rental you can’t even move back in to it and regain the tax free status. 

House was spotless when they moved in. 

What I am thinking is to use my va loan yearly to move and add a home to the portfolio.

Here’s the scoop on the property:Property Details:Built in 2021: Modern and low-maintenance.4 Bedrooms (Convertible to 5): Flexible layout.2 Bathrooms: Great for families or multiple tenants.Turnkey Rental or Primary Home: Ready for investors or as a family home.Location: Just 10 minutes from the University of Riverside.Vacant: Ready to move in right awayMortgage: VA loan @2.5 percent interest rateWhat I’m Looking For:Realtor Recommendations: I need a realtor who knows their stuff with creative financing—seller financing, lease-to-own, etc.

Per this NY Times article, the average American knows around 600 people.https://www.nytimes.com/2013/02/19/science/the-average-american-knows-how-many-people.html#:~:text=The%20average%20American%20knows%20about,do%20you%20know%20named%20Kevin%3FPer the US Census Bureau, the average American moves 11.7 time in their life, which based upon an approximate lifespan of 84 years, works out to be about every 7 years.https://www.census.gov/topics/population/migration/guidance/calculating-migration-expectancy.html#:~:text=Using%202007%20ACS%20data%2C%20it,one%20move%20per%20single%20yearSo, if the average American knows 600 people and they each move about every 7 years, that means that the average American knows around 85 people that move in any given year.How many of those moves do you want to be involved in?

@Adam Walker I do this on one of my properties and due diligence on the operator and my comfort level with them is key.

We are moving to another home that we have renovated, and will be renting out our primary residence on a long-term lease.