Some municipalities like Dekalb County and Decatur require the homeowner to live on the property.ADUs should be at most 40% of the main residence's floor space, with a maximum size of 800 square feet in some areas.

I would live on the first floor and I would rent out the basement as an ADU.

First is from roof along 3rd floor ceiling and I could not isolate source on leak test.

Above a 1.25x DSCR may get you a further reduction on your rate, but floor rates are around 6.5% with most DSCR lenders.

Hey BP family,Know of any good GCs, or specialty trades [flooring, plumbing, electrical, etc.] in  Toledo? 

The sq ft price also doesn't matter because a 1500sq ft 3/1 and a 1000sq ft 3/1 will have roughly the same kitchen cost and the extra 500 sq ft is generally the cheapest part of the rehab with paint and flooring 

The interior had gorgeous hardwood floors under the carpet, and large rooms all around on a large lot.

Consider including features like heated floors, which can be appealing in Vancouver's cooler, wetter climate. 

@Maciej G can you install a larger BTU unit in window or there are floor size units I see in older homes or mini-splits?

Why would you give them free rent with they still have full access and use to the stove, refrigerator, walls, closets, flooring, roof, garage, lawn, etc.?