Pilot a unit or two with this renovation spec and see how much demand you get from QUALIFIED applicants.  

This is my way of not being forced to rent to the first qualifying party that gets a toe in the door.

Class B- midway between Class A and C, school are decent but may or may not be highly ratedClass C - lower purchase prices, schools aren't usually highly rated, higher crime, lower income tenants and homeowners, mix of well maintained and badly maintained yards, streets have run down cars, some homes with boarded up windows, mix of renovated and older homes.

You’ll need to find a GC on board with the extra paperwork and a seller willing to accept a longer closing time.   

You could also go DSCR if you're DTI does not qualify for a conventional loan and you'd still be at 20% down on DSCR.

This process is easier to qualify for.

By that time, hopefully you have saved up around 20%-30% for a down payment since you do not currently have any income and will be able to qualify for a DSCR or FIXNFLIP loan. 

With this scenario we both have skin in the game: His work and my materials.

I tried things like charcuterie boards from a local company, but there were too many variables.  

How much sq footage does the lot need to qualify for an ADU?