During Covid it was very hard to use with all the multiple offer situation but it's  been better for people in the market I live in.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

The one thing to note is that these lenders typically have a minimum loan amount of $100K (Purchase Price + Rehab), and they will not require you to provide paystubs or tax returns.

A n00b contacted me about the numerous "great deals" he was seeing FSBOs offering on their condos throughout Florida. 

In addition buying an existing ADU has the following advantages over building one 1) typically pay less for the ADU than the cost of doing a hands off ADU addition 2) get RE purchase financing which is superior to financing that is specific to the ADU addition.  3) there is no delay between financial outlay and income when purchasing an existing ADU.  

She offered the deal at 250k and will negotiate but I need to be sure I can find funding before I waist anymore of our time.

Unless it's a very restrictive area, typically this type of housing is allowed with 30-day minimums. 

There are other companies that offer products that would cover all of your properties under one schedule that would operate with one bill.

With the ability to leverage your investment with as little as 10% down, Binghamton offers opportunities in both small multi-family and single-family properties.Moreover, I have a dedicated team ready to assist you every step of the way, including property managers, attorneys, loan officers, and more.

Rajib, I understand you incurred financial losses here, but these items are typically considered "Wear and Tear".