@Laura CasnerFocus on quality over quantity in real estate investing, celebrate progress, refine criteria, explore secondary markets, and explore different property types.

Seems wise to leverage a smooth program that has been operating and refined over the years. 

I will venture an educated guess that if property without ADU has a value of $800k and $200k was spent on hands off ground up ADU, the appraisal associated with a refinance will come in no higher than $900k. 

You don't need to know everything to get started; you need a foundation to build on, and the rest will come through experience and then refining your education.You can build a basic understanding of investing in 3-6 months.

In my experience, banks aren't generally interested in financing the acquisition/rehab of a residential investment properties, but rather they prefer to refinance your HML once the property is stabilized.

I've seen BRRRR investors have a lot of success in Baltimore making money on their DSCR cash out refinances after renovating distressed townhouses or rowhouses. 

DSCR purchase loans for existing Padsplit properties that have rental history, AND fix and flip loans that I will need to refinance into DSCR for properties I will turn into Padsplits.   

I can afford taking a loss on it in the short term, but am looking to refinance the property in the next 5 years when interest come down, however im at 5% rn so i would have to get closer to 3% for the cash flow to be better.

If you're willing to hold the property and make some cash for the next 5 years or so you could see a big profit down the road or just refinance into a much lower rate and improve your cash flow!

If a cash out refinance, many lenders will allow the cash out to satisfy the reserves requirement.DSCR lenders generally let you vest either individually or as an LLC.