However, the home was made in 1926, and with some unexpected surprises and design decisions, the budget expanded to end at 135k.

@Jacob Ostreicher - I have a real problem with the way many landlords treat section 8, so what follows may seem a little harsh, but I would warn against this kind of strategy for three reasons.1) Section 8 is designed to get good people out of bad neighborhoods.

I've been looking into the low income bonus ADU program and it seems if you buy a reasonably priced SFR with a good sized yard, you can construct at least 2 but up to an almost unlimited number of ADUs in a transit priority zone if you designate 50% of them as low income.

I am very handy myself, and have plenty of experience with repairs, flips, design, etc. 

DSCR loans are specifically designed for real estate investors and are based on the property's income-generating potential rather than the borrower's personal income.As for general advice, it's important to have a solid understanding of the real estate market and investment strategies before making any big decisions.

The first step to learning what options you have is understanding where existing plumbing, mechanical, electrical, structural, etc. is located. 

Just like contractors, make sure you get at least 3 quotes from the design team.

What's Better : Home Stager OR Home Designer?

I have systems and programs designed to find good distressed assets for both flips and rentals.The investors we work with, who buy rentals at price points below $100k, pay $5k to my firm in addition to the commission paid by the seller - and they're happy to do so.It's alot of work to find the properties, negotiate the deal, and handle the transaction through to closing.

If the wife and kids are living there than usually the mechanicals of the house are working.