From a cash flow perspective, you’d really need to think long and hard about the cost of leveraging these properties, especially in the current rate market.Yes a bigger purchase price might mean a greater potential of higher gross cash flow and appreciation, but that cash flow might get eroded fairly quickly if these moderate interest rates are here to stay.- REI CPA from CA

Looking to buy a SFH in one of these counties, with the intent to convert a basement into an ADU and rent it out (short or long term) - and live in the main unit as owner-occupied.

The last few I've sold in the area are around 6%.

But as long as they have a w-2 you will more than likely be able to collect.

Here in Reno, NV area the new construction has been appreciating faster that the market in the last 6 months. 

Therefore I need to close the deal, then own the business for 90 days to secure long term financing.The home is currently cashflowing ~$10k/mo. 

Around 20,000 homes in Maricopa County alone last time I checked.

Lawyers may have to be involved, thus delaying and complicating the process, however, as long as nothing was done with intent of causing whatever caused the claim, they'll cover it.

Long story short I’m acquiring the house with existing tenants.  

There are opportunities for various strategies here- short-term rentals, medium-term rentals, long term rentals, BRRRR, flips, etc.