Investment Info:

Single-family residence buy & hold investment.

Purchase price: $168,000

Cash invested: $28,000

Sale price: $245,000

Converted primary residence into buy-and hold in 2020 and ...

@Dan H. answer is detailed and correct.The cost to convert your garage to ADU is not equal to the comparable sales which is what is used for an appraisal.If you want to put your Mom on site to help her and the goal is not for financial reasons it will make sense.

I'm interested in getting started with turnkey and/or brrrr for long term hold.

Start with some basic education (I'll provide details below).

Based on the few details you provided, it sounds like a 90% LTV conventional vacation home loan would work. 

In regards to the renting season I know most STR beachfront owners follow the scheme of renting May-October on STR and then doing a mid term rental for the remaining months.

It's interesting that even though it never made it to me, but by them sending it to me it is considered "in my possession", because I can't do much in terms of reporting anything stolen.

You might have to lower your cap rate expectations in the short term, but it's worth it for better long-term gains.

Nashville is a great place to be right now in terms of REI.

Collect your money.Realtor is not licensed to talk about rates, loan terms, legal...