Orleans will likely have its best available permit for owner occupants.

@Logan Reinard Could be a good opportunity if the zoning would permit it and you want to be a landlord, but I wouldn’t count on your monthly payments going down because you probably won’t be able to get a 30 year fixed commercial loan.

The $6000 was a 1,400sf home, all new wiring, new interior and exterior panels, 200 amp service, permits pulled & rough-in through final including installation of all fixtures. 

We looked into the property and found it had opened permits that the seller didn't want to deal with so we used that as a negotiation tactic to knock off $59K!

We have always used stock plans purchased from websites since we do not have to provide any plans to the county in order to get the building permit.

It has been tough finding lenders well versed in these Reno loans.This forum does not permit posting of websites/urls.

Since FHA is not permitted on investment properties?  

I am waiting on permits for that house before we do anything to get estimates.Each and very one is different. 

If the code does not allow for construction of yet another living unit call it an ADU, or just permit this 2nd above a garage space as an Art Studio or other area. 

Dealing with the City and permits is always a challenge.