There is a $2500 limit ...you’re Referring to the 2016 de minimis safe harbor election taxpayers can take for the improvement of existing property that otherwise must be depreciated?

You're most likely limited to 75% LTV on a cash out refi, per Fannie Mae guidelines. 

@Samantha Soto @Casey J Burkhead is correct.  1 policy listing 2 buildings is the correct way to set it up.If there is a limit to the # of rentals, then you are working with Personal insurance policies. 

Because of this limitation, the properties with ADUs in my area of investment are being comped at a discount compared to duplexes which seems reasonable because a duplex can be purchased by a house hacker or an off site RE investor but the ADU can only be purchased by a house hacker/home owner.Check this for your area. 

One last point: It is important to ask if they have any limitation on the amount of profit spread between the A-B and B-C transaction.

Hey BP,So one of the HOA's that I own a rental in is trying to pass an amendment limiting rentals to 20% of the homes in the neighborhood and all tenants and leases have to be approved by the board of directors of the HOA.From all the research I have done on BP it seems like if this passes I am SOL, and probably will have to sell. is this a correct understanding?

It doesn’t sound like a deal from the limited information.

The formula(s) would look like:Potential Gross Income (PGI)  = full rents + any other income at 100% occupancyminus Vacancy & Collection Losses (8-10%) is typically usedequals your Effective Gross Income (EGI)Then you subtract your operating expenses (taxes, insurance, management & legal fees, repairs, utilities, lawn service, pest control, etc., and a reserve for capex) to get your Net Operating Income (NOI)From your calculated NOI, you can really start digging deep:Subtract your debt service from your NOI to get your cash flowDivide your NOI by the acquisition cost to get your cap rateTake your NOI, add the reserve for capex back in, then subtract your mortgage interest, to get your taxable incomeDivide your NOI by your debt service to get your debt coverage ratio (tells you how many times will your NOI will cover your debt/mortgage payment).

Can we place a limit on the number of service dogs in the lease? 

Just make sure you have plenty of cash reserves for when you inevitably have to sell this property at a loss in 18-24 months.