How did you find this deal and how did you negotiate it?

It would seem unfair for a landlord to be able to offer one thing in writing when the law would override the contract and give that landlord MORE than the lease THEY wrote provides for. 

If you can find a house or duplex where rental income covers a significant portion of the mortgage, it could help you build equity while minimizing your living expenses.I'd recommend looking into first-time homebuyer programs in your area, and as always, make sure the numbers work for you.

If you can't find what you're looking for, try the Bigger Pockets Fileplace.

My recommendation is to find work that will allow you to save up for EMD.

@Lauren Powell, what vetting does the company you are working with (Velur Enterprises) provide?

Most markets the physical vacancy is 5-10%, good chance you can find it by googling and seeing what the average is.

After paying closing costs, title fees, appraisal, origination, underwriting, processing, legal and other fees, the typical refinance costs about 1.75 - 2.5% of the loan amount just in closing costs (obviously before people yell at me, this varies drastically by state, but having done loans all over the country I find this to be a pretty accurate estimate).  2) Keeping the average 2% cost in mind and the fact that people typically refinance when rates drop about .75% - 1% or more, I wanted to see if paying an extra point now when I was already paying all the closing costs to buy the rate down made sense. 1 point can get you between .5% - .625% off the rate depending on the days pricing and the coupon you are pricing. 

If the ADU finishes before finding a property, I’ll plan on living there till I can house hack in the future property. 

I'm happy to connect and provide a rough quote based on your criteria so you have an idea.