That's why we, and I'll bet you as well, will never wire funds anywhere at any time without a contract for purchase in our files to serve as an identification. 

Until then I've seen a mixed bag of results in appraisals where some inspectors will chose comps that have ADUs, don't have ADUs but are otherwise similar, or are actually a duplex to compare to and make necessary adjustments.  

@Jaydene Codrington usually you can just go back to the lender and ask them to adjust the amount. 

In fact, after all the time, effort & money you'll have into it, I'd bet on you having a hard time letting it go.

I have a joint venture agreement I can send you that we use with our money partners, it can easily be adjusted for the terms you are seeking but it will get you on the right track as far as what you should be looking for.IF his numbers are correct, you are all it at 74%ARV and on such a small deal, that is really not a lot of room.

The prices are good there so I know it is a safe bet, but I may want to diversify into other markets.

It seems like hard money is your best bet if you can qualify for a regular loan after I don’t see why not.

I can adjust as needed until 4pm PST. 

Even if you are not a real estate professional you may be able to offset your ordinary income up to $25k as long as your Adjusted earnings are less than $100k or something.1. and 3.

For a rental unit which has an additional tenant joining the occupants of the rental unit thereby resulting in an increase in the number of tenants existing at the inception of the tenancy:(a) The landlord may increase the maximum rent or maximum adjusted rent by an amount not to exceed 10% for each additional tenant that joins the occupants of the rental unit, except as follows:  (i) This Subsection shall not apply if the landlord had actual or constructive knowledge of the additional tenant's occupancy of the rental unit for more than 60 days and has failed to notify the tenant of the increase pursuant to this Subsection;  (ii) If the additional tenant joined the occupants of the rental unit prior to the effective date of this amendment and the landlord had actual or constructive knowledge of the additional tenant's occupancy of the rental unit prior to the effective date of this amendment, the landlord shall not be able to increase the rent pursuant to this Subsection unless the landlord had notified the tenant of the increase within 60 days of the effective date of this amendment;  (iii) This Subsection shall not apply for the first minor dependent child (or first minor dependent children of a multiple birth) added to an existing tenancy.