The second is how many units 'could' theoretically be allowed utilizing ADU/density bonus rules?

If I did utilize these people to invest what's your recommended approach to structuring something like that.

anybody have other tips that they potentially utilized as a beginner with limited funds starting?

If you can go without depleting the Roth IRA, and potentially utilize the Roth to self direct into real estate and continue to grow, you may be thanking yourself in the future.

Potential income: 2200/ monthPITI for purchase at 230k: 1400 Potential expenses without utilities: 600 (renters will be covering utilities)2200 - 2000 = ~ 200 cashflowCoC ~ 10% on a 5% downpayment and 5% closing cost ~ 24k totalWould appreciate your feedback! 

I don't feel the need to control every single thing, but the tools that save $$ on wasted utility expenses seem like money well-spent. 

I was hoping by utilizing the seller finance I can live on the property and make a small cash flow while living for free and near my work.

I also noticed that you did not budget any utility expenses for this property, so I'm assuming that the water expense will be covered by the HOA expense and the tenant will pay electric and gas.Good luck!

I have a park in Pascagoula and Hattiesburg but ones septic with the other city utilities.

Have you utilized the auditors website?