Or get a line of credit on existing property, use it as the down payment for another property-100% financed.

It sounds like there is something that already exists that you're describing that is similar to Pacaso but different.

Many will say this isn't possible in this market, while it is not as easy as it once was to find these opportunities, they still do exist.

Gotta wrap my head around how to manage it from in Oregon.That's why my company exists!

https://stratasfr.com/about/https://stratasfr.com/existing...You could also do the same thing with Zillow, open door, offerpad etc etc etc.

Generally replacing only flooring does not require a permit unless you have to replace or repair underlayment.When you get your permit, be sure to keep those photos showing that this addition has been in existence since long before you ever bought the house. 

What you describe - a multi-unity where you can rent out one side and live in the other - does exist.

Do these issues exist in the Columbus, Cleveland and Indianappolis markets? 

Because there are existing trees, trying to work them into the entrances and landscapes.

I know the two year rule exists but the market is extremely hot and now would make the most sense to sell as opposed to hanging on as rental.