Is it better to buy a primary house with 5% down and stay for 2 years after which I can rent out (hoping rents increase by then) if not I can sell it and be and be exempt from taxes on capital gains.2.

How can I find a list of homes that are not currently for sale but that may have an ADU, so that I can start to reach out to these owners about any potential interest in selling?

Most really successful investors I know were in the trades and/or real estate sales and are self educated and millionaires a few times over.

However, over the past five years or so, increased national attention has led to a surge in supply, thereby putting pressure on occupancy rates, which might hover around 50% annually.

However, you may also be constricted by DTI requirements, as DTI increases as you obtain more properties.

You will have to stabilize the turmoil that comes with drastic change, and changes you implement to increase efficiencies.

As responsible Real Estate Investors,  we want to educate them on their options:  Mortgage relief programs, loan modifications, forbearance, short sale, etc. 

As you bought it brand new, that is an important factor, but after 10 years, maintenance cost increases so that it is always good reduce the risk.

Many for-sale by owners aren't aware they are legally obligated to disclose.

I can't work with them at all because they refuse to provide the original purchase and sale agreement.