I don't like the expensive house because the remodel is done. 

You could even do a simply kitchen or bath remodel like new cabinets and counter tops.   

Side note if anyone is hiring for any weekend jobs, preferable remodeling as I’d like to learn the ins and outs of the business, I’d love to work, can also do evenings.

When you work in partnership with the city you can see if they have economic grants, TIFs, etc. to help offset the remodel costs to both the commercial space and the residential.

The properties I buy are usually older houses that I completely remodel.

Although we were not able to get 3.5% as a down payment, we were able to get a 10% loan requirement as well as financing for the property remodel rolled into the same loan.

Could be the start of a beautiful partnership - you could become their 'go to' remodeler when other folks leave...

Good evening @Marty Howie,I have done several BRRR's for myself (currently living in one as I remodel).

For cost reasons I called it a remodel rather than an ADU.

While this initial policy allowed me to secure conventional financing, I'm now in the process of planning and executing renovations to enhance the value and appeal of my home, with the goal of switching to a different insurance policy after completing the remodel and being refunded the unused portion of the escrow.