I have two roommates in one of the units, both of whom are in the military.

I have a condo in Alexandria and one in the National Harbor!

  $98,000 cash has been put into the properties (one duplex, one 5-plex, one 4 bed single family...three total properties)

As Bill suggested, one way to handle this could be for your parents to pay you as a contractor.

Have 4 SHF, 2 Boats, Several cars and an Umbrella and they cancelled one of my properties due to age.

A good number of homes in the surrounding area have been renovated and are fetching $260k+ in SP....however I'm having a hard time trying to price mine for market.

FHA limit is 3 homes or less that you broker yourself, or a maximum quadplex if you live in one of the units, and you cannot use any kind of agent nor discriminatory advertising (IE you can't advertise "no disabled people" but you cannot be held liable under the act if you do discriminate this way). 2.

Don't really care one way or the other about the issue. 

I believe I read recently that Melissa is one of the fastest growing cities in the country.

During this time you are not generating any return from the money invested in the ADU.