Is it done in the initial letter or do you wait a month or two? 

She in turn sent it to the sellers and had them initial the pages.

If your agent isn't getting back to you quickly in the initial conversations, then they're likely not going to move quickly when it really matters.Clear articulation of concepts.

With 1.2 you may have to opt for a bridge lender, provided there is value-add component that can push your DSCR higher.Of course, initial DSCR is inversely proportional to your purchase price: the higher the price, the lower is initial DSCR that is based on the current income.

Good points.What are you estimating for payroll in initial UW?

To add to @Matthew Forrest's point, a homeowner without previous experience with the design-build process for an ADU should realistically expect 12 months from initial design to completion.

My initial thought for my first STL was somewhere within driving distance.

We put about $20,000 of the bank's money into this property using a construction loan, and have made some out of pocket repairs after the initial capital expenditures.

There is furniture and stuff in the way and you may miss things, plus they could do damage between when you did the inspection and they actually move out.If they are moving out at the end of the month, tell them you can do a pre move out inspection, but put it in writing that as their belongings are in the property, you may miss things.the link provided earlier for California, says you can do an initial inspection, but it is also followed up by a regular inspection after they move out. 

Closing costs alone should be more than that.Hi Anthony,My lender covered closing costs after the initial 1% deposit ($4,050)