They are typically the opposite of value adds in that they typically have a hands off cost more than the value added.Your broker is correct that Fannie/Freddie are not to use the rent from the ADU. 

It’s my understanding it’s very hard to meet reps status working a w2Also I believe once you get above $150k basically you lose any benefits of reps status I think I will be able to qualify for the STR re status if I run the cost segregation when I purchase the house. 

raised rents and had very strong occunpacy between 98 to 100%.very low delinquency and low turn over Lessons learned?

Many investors think that if they don’t qualify for REPS status, they won’t be able to benefit from a cost segregation study.

VA construction aka One Time Close is a great program to buy and build on a home.Keep in mind that some of the construction costs would need to be paid prior to closing.

The buy prices of these home are much higher than I am acustomed to in my area and my other investments althought the super low downpayment owner finance at  6%  is much better than i can get elsewhere. 

It was very low and would have done more for our cash flow to keep it lower.

My loan broker was able to get me set up for my VA benefits of $0 down and only $1k and some change for the closing cost, with an APR of 3.25%.

Quote from @Bonnie Low: If a permit is required I absolutely would not list it before then.

After closing cost  I’ll be at 250k. built in 2017. 2600.00 MO income. rents can be raised some not much right now. 80% LTV I’ll be out of pocket 54,000.