My family is amazing and they ended up gifting me the 5 acres of land, I only had to pay for the attorney fees to transfer title How did you add value to the deal?

It was our first home here, so it is on a 15 year loan which we are currently refinancing to bring down the monthly payment so that it can go from cash negative to cash positive. 

I am a San Antonio investor and up to this point I only have one rental but I'm looking to pounce on another two deals later this year.

If I’m trying to buy an investment property using the buy and hold strategy & rent it out, how can I fund the rehab if i only have enough for the Down Payment?

I only have one SFH since I just started getting into it as well, but looking at a few MFH and SFH in other areas now and house-hacking in conjunction with everything I learned and am still learning from BP helped me build the confidence to expand.There are a ton of amazing benefits out there for military like interest free loans that you can use for down payments (I got a $24K 3-year loan with 0% interest a few months ago) or to pay off higher interest loans, SCRA/MLA benefits on credit cards (waived annual fees and additional benefits..

I ONLY accept cash or a check drawn on a local bank (so I can walk it in and get cash that same day).

I am working on the assumption that the house isn't mine until I have the deed, and if it for some reason the foreclosure can't be completed I only get the money back that paid at the auction.

I also get that my current mindset is probably overly negative, so I don't want to be sending that out into the universe and driving people away as my first impression)I am also realistic about what I offer (in the form of investor) is really just money and in 2020 everyone is just flush with money and infinite lines of credit at 3.5%, so it's not like it would have been in 2008 or so.

Only negative about the ADU is that it has a strange entry to the unit. 

I only use 50% to 75% debt on my deals.