While these answers may only garner you a few points, it ended up being worth it to hold on to these facts for calculations on the test.

versus a duplex, make sure it'll pass the FHA self-sufficiency test.

You never know for sure if your plans are going to work until tested in a court of law.

With $50k you'll be able to buy a $800,000+ house (assuming it passes the FHA self-sufficiency test).No other investment provides that sort of upside with just $50k down.

Additional costs-Installing utilities Irrigation systems/drainagePermit costs plus expediter feesPublic liability insuranceLandscaping costsSoil testing feesAttorney's fees (make sure you have a water tight contract with the construction company)3.

How about turning the space into a COVID testing site until more regular business resumes?

I can take the state tests, but I will never find myself in the position of buying or selling real estate.

I'm also working toward my license in architecture, and I'm almost there, but I need to knock out the tests, which could take me a better part of 2021.

3 and 4 unit properties in the DC area are highly unlikely to meet the FHA self sufficientcy test. 

The key is to understand the rules regarding what qualifies as an investment ad meets substantial improvement test or business investment.