Really trying to find something where I'd feel comfortable with the fiance walking the dog at night or just being by herself. 

Your experiences and insights can be invaluable in helping me make an informed decision.Please feel free to share your thoughts, experiences, or any relevant information.

Personally I am open to what people may consider more "fringe" or bad areas.

They can provide personalized advice based on current tax laws and your individual circumstances.Please feel free to reach out to me directly if you need!

And feel free to contact me or my wife (Marcia Gilad, also on here) with any questions, we're both investors and lenders.

@Aaron Davis My personal experience is that non section 8 tenants don't play well with section 8 tenants.Frank

If you are using a DSCR loan, your personal DTI will not matter.

without getting into the question of any particular real estate 'personality's" success, or lack thereof, I can unequivocally state that the "rules" change in each differing economy.  

If the ADU you're proposing is the make-or-break between this deal penciling out or not, AND if it is pivotal for your plans that it be the height that you are planning, I would personally advise you to abandon this deal. 

I'm willing to leave the property empty for a year to take advantage of owner occupied loans, if that's possible.Here are my estimates..Property: 1,355 sq ft, | 3br 2bath | 8,500 sq ft lotComps / ARV: 500-560k ~ 530kTotal Needed: 340-400k ~370kSale Price: 270-310k ~ 290kRenovations: 70-90k ~ 80kSevere cleaning needed (doing myself)Severe landscaping needed, it's a jungleI'd like to maximize potential value and be at the top of in-area comps, so would like to do a full gutCash on hand: 20k - 30k------------I'm considering,- Seller financing + separate renovation loan- FHA 203K (BRRR)- Fannie Mae Homestyle Renovation (if down payment is below 5%) (BRRR)------------Seller Financing + Separate Renovation LoanPros:Low down payment (via seller willingness) <= 3%Low interest rate (via seller willingness) <= 3%Cons:I'm unaware of how I can finance rehab without a personal loanMust cash-out refinance to obtain equity, conventional loan rate will not be as good------------FHA 203KPros:Low down paymentBundles rehab costsCons:Higher interest rate than the seller financed loanMust cash-out refinance in order to obtain equity and make an investment property------------Fannie Mae Homestyle RenovationPros:Bundles rehab costsCons:Higher interest rate than the seller financed loanMust cash-out refinance in order to obtain equity and make an investment property------------I may be totally off on what would be optimal here but wanted to provide my current thoughts.