Not preferred customer discount necessarily, but not at all out of line.

If you find none of them want to, offer a slight discount for the access.They will more than likely work with you.

Obviously if I can do a sale-by-owner immediately I will so I can cash in on that 15% discount I got - then repeat the process.

Purchase Price: $240,0001bd Basement apartment rent as is: $1,000/mo1bd Basement apartment rent after renos: $1,350/moRenos needed: 1,500 sq/ft flooring, two IKEA kitchens, two bathroom renos, paint, interior doors.

State because you are getting owner occupied discount on taxes, Federal because you would be over claiming expenses.Also you mentioned that you are claiming your personal residence mortgage interest as a deduction.

Asbestos mitigation,Updated bathrooms and laundry, new flooring, paint, doors/trim, and windows.

Fairfax County is proposing changes to the current ordinance, but nothing has been approved yet (https://www.fairfaxcounty.gov/publicaffairs/county-proposes-changes-accessory-dwelling-units-and-home-based-businesses-better-serve-residents).If you can find a home where you can create a smaller, independent space with its own living, bathroom, and kitchen space, you can rent it as an apartment.

I can't give specifics on that area but I am going to be 80k into a rehab that structurally was good, but needed all new electric, plumbing, roof, windows, moved walls, added 3 bathrooms, new kitchen, all new floors etc. 

Key criteria for a successful SFH househack:Suitable zoning criteria, i.e. room rental laws (county by county)Within 1 mile of hospital, major company HQ, public university, and private university (to attract 20-somethings)At least half as many bathrooms as bedrooms (i.e. a 4 bed / 2.5 bath could work, but 4 / 1.5 could get sticky)Plenty of driveway space / street parking (1 per roommate)Plenty of kitchen space (since the kitchen is the most occupied room other than individual rooms)Basement or side entrance entry point (i.e. if you wanted to turn the basement into your living space, you could enter from a side entrance)Un-involved neighborhood community (cul-de-sacs can be the worst spots)Turn-key quality (i.e. you won't need to fix much of anything when you move in)This list is by no means exhaustive, but things to think about when you work with an agent on a SFH househack.

Honestly, if you want to BRRRR, it might be better to try to find those deals now, just look for ones with minor rehab (paint, floors, maybe new bathroom fixtures) and you'll start building up a little rehab experience without the risk of doing a larger rehab.