When you gut a space, costs spiral exponentially because you need to bring everything up to current code!

Including utilities in the monthly rent is more likely to cost you and create problems.

We had someone get a ticket and pulled the carts for the rentals, probably cost us between 5-10% of total revenue but it was more important for us to keep our carts than not have them for an extended period.$2 mm house or not you will have headaches with carts regardless and in our experience it's just not worth the hassle.my recommendation is work a deal with a local place you can refer them to and get a small referral fee from.

I recently contacted them and they spent a lot of time trying to sell me on their mentoring program that costs an arm and leg.

They are typically the opposite of value adds in that they typically have a hands off cost more than the value added.Your broker is correct that Fannie/Freddie are not to use the rent from the ADU. 

Yes, there are many free resources out there, but books are one of many low-cost educational pieces that pretty much everyone agrees are worth the cost.Happy reading! 

VA construction aka One Time Close is a great program to buy and build on a home.Keep in mind that some of the construction costs would need to be paid prior to closing.

Many investors think that if they don’t qualify for REPS status, they won’t be able to benefit from a cost segregation study.

My loan broker was able to get me set up for my VA benefits of $0 down and only $1k and some change for the closing cost, with an APR of 3.25%.

Make offers on both properties at a price point that makes sense for you to make money and considers the cost to renovate & the vacancy rates.