My understanding is that an ADU would be converting non livable space or adding livable space not just changing an existing SFR

Yes I still charge a non refundable pet fee.

It’s not that much harder to have a Roth IRA do investments-find some borrowers and make loans or something that doesn’t require a non recourse loan.

My overall investment focus is to aquire a mixture of 2-4 unit (non owner occupied) properties and smaller apartment complexes before growing into bigger deals.

Credit history is spotless with 3 credit cards and no other lines of credit.No debt other than credit cards which are paid in full each month.Looking for a property under 800k, so a non-jumbo loan. 

Lots of investors, especially out of state investors, buy here because of the siren song of high returns only to never actually see those returns because of non-paying tenants, continuous repairs and vacancies.

So, I invest in near our local college.... however, I’ve never inherited non-student tenants before.

and how do I go about accurately estimating these cost..comps in the area are going 85-90 per sq ft.. non rehabbed (80's to 90's) style houses.so 196 sell for-ishMy question is.

But when I went to my attorney (in Buffalo) wanting to do a rent-to-own, he says he doesn't like them because they aren't enforceable and you can't just evict the non-paying tenant and that it basically ends up being a foreclosure.

Since banks will only do 70% LTV on multi family non-owner occupy refinances is hard money my best bet?