Not a lawyer , but was told that by a lawyer .   

Quote from @Mitch Seiffert: I have a single-family house in Minneapolis that I've been approached by a couple of parties interested in using it as a group home.

I just found another deal and am touring it with my agent shortly.I was recently messaged by a representative of Easy Street Capital about DSCR lending.

In your proposed case you would be compounding this negative position by taking away the best source of financing for a large percentage of potential buyers.  

Tell me what you mean by weekly discounts?

I am a licensed Realtor, do i have to run it by my brokerage that i am doing wholesale?

This provision, through the Affordable Homes Act, make ADUs legal BY RIGHT in any single family zoned property in the state.

I tell people to start by picking a strategy (OOS long term, OOS short term rental, fix and flip, etc) THEN pick a market and submarket THEN look for good tools/people, doing it any other order tends to be an exercise in futility. 

@Tobi Isaacs this would be better answered by other investors in your market. 

If I do, I need to sell it by July 2026 in order to not have cap gains.