My second house has a single mother, more like 3x monthly rent, one income She has been renting from this TK provider for two years and has supposedly never been late.

There is no requirement for a basement to be included in a house be it single family or multifamily.

@Daniel BrownPaying an attorney to create a single member llc.

Primarily, I am looking for small value-add Single Family Houses to turn into rentals but am open to Multi-Family properties if the numbers are right.

Single?

I haven't had a single instance in years where a second would not agree to what the first was offering.

The only problem is the house is zoned as a single family and they have added 2 units behind the house without zoning to multi family so several banks are unwilling to finance.What options do I have here?

It's hard to screw up a single family purchase, but as you expand your portfolio the financing choices you make now and along the way matter.  

The problem was that after I made that down payment of about $45,000, I had very little money to keep expanding.I had to use multiple lower money techniques in order to grow over the years including:-401K loan for down payments on three properties-FHA owner occupied 4 plex with 3.5% down-Conventional mortgages with 5% down on 2 single family homes that I owner occupied and later turn into rentals-BRRRR method on one home to get all my cash back and buy another propertyThe next thing I'm doing is either refinancing or selling a property in order to get way more units.

If you are renting out single family houses I recommend a 3/1.