Since it is a single family home with an adu, they are only counting the lower unit for rent income. which only covers the mortgage.

I intend to keep up the momentum until I am confident enough (with my ever-growing knowledge-data-base) to start analyzing and figuring out clever ways to get rental properties (multi-families to small commercial/apartment complexes).So let's get right down to it: My Goal:Financial Independence.My Why: So I can be there for my kid when it counts.

Generally though, you wont pay taxes on a refinance because it doesn't count as income.

If you don't have any balance out, it doesn't count against your DTI.

An additional bedroom will definitely increase the rent month to month and while an additional bath or half bath helps, the bedroom count will be the most significant. 

The last thing you want to do is destroy some elderly person's nest egg because they're counting on you to avoid foreclosure.

I wouldn’t count yourself out.

The Bungalow upstairs is just 1 big room, but they’re counting it as 2 bedrooms.

@Luc H. approach is the best one.Sooner or later Interest rates will go up and those buying in cities like Vancouver (GVA) counting on appreciation may be faced with a tough situation. 

Property purchase from yourself (or an affiliate) does not count as a qualifying asset for purposes of then various asset tests under the OZ rules, so doing the purchase now and figuring out the OZ piece later likely won’t work.Also remember that you need to have capital gains that were triggered within the last 180 days to be eligible for ANY benefits under the OZ rules, including the 10-year tax-free appreciation election.