LTC/LTV restrictions: "Loan-to-cost" and "Loan-to-value" restrictions will vary by lender, but lenders are generally within 5-10% of each other for a given product type.

When I ask questions do they give me a straight answer or beat around it.Returns are contingent on product, but "good" returns.  

Each bank has their unique appetite and products they offer.

Most commercial loan products offer this. 

I have a 21 unit property in champaign, Illinois that I am looking to buy and need a solid loan product to help make the deal happen

Of course, you'd likely need more cash equivalents on hand for a down payment depending on which type of loan product you use. 

I have found I am way more productive when I wake up early, workout and follow a small morning routine and it really sets my day up nicely sounds like you are doing that but it is great. this also leads me to going to sleep earlier or working on less brain intensive tasks later in the day so there is a trade-off.I think having a job that takes that many hours can be taxing but see if you can flip it on its head.

All you have to do is be patient, provide a good product, marekt it well online with great pictures, communicate to prospective tenants about great customer service and the good tenants will come and stay!

If you were to be in the market for a ‘fixer upper’ and getting into the world of REI (thinking ahead to using this as an investment/house hacking down the line) The Good Neighbor Next Door loan is another one that could work for you as a teacher (even if you worked part time and taught even a co-teaching half time schedule to maintain teaching status- I would verify that with a lender and still obtained real estate license (I can try to help you connect with some if you’d like) but for you specifically as some lenders you won’t be able to qualify with a commission based (potential at that for now) income for two years (two years of tax returns) in a lot of cases. https://www.hud.gov/program_offices/housing/sfh/reo/goodn/gnndabot Along these same lines a Homestyle loan product may work for you too, having a decent down payment and great credit score.

If you are considering an prefab ADU, take a look at the prefab options with Back Porch Homes, they are prefab stick built homes and all materials used can be replaced/repaired with products you can find at your favorite hardware store instead of specialty stores like more manufactured homes.