Bedrooms that can handle at least a Queen size bed or even a King. 

I wouldn't waste my time with the Wells Fargo or Bank of America size institutions. 

I have a decent sized start-up capital of 50k and will soon have a real estate license in az.

Population Size - Greater than 1 million.

The numbers worked and after a lot of internal debate, I had to logic myself into a decision: If I bought these 2, I was going to eventually refi and use that money to buy more SFHs anyway BUT the price on these 6 as a package was way better than I'd get in another year on an individual SFH.I was getting a Costco-sized discount for buying in bulk and instead of shying away from the chance, I pooled together the money from friends, family, a HELOC, etc. and went for it.

I'd also look into what kinds of development fees will be levied against your project by the authority having jurisdiction -- ADUs under a certain size can avoid some of these fees.The CalHFA $40k ADU grant program could also help cover some of the pre-development costs for an ADU.

I obviously don’t have the capital for an entire portfolio nor do I have the W-2 income to support a loan of that size but don’t want to miss out on an opportunity of a lifetime!

HOWEVER: at your current size, I can think of several good reasons to be doing your own books:1.

I intend to invest in Columbus, OH, specifically within the University area.My main focus is pursuing a VA Home Loan "House Hack" in a smaller-sized duplex (2-5 br per side).

If you get them sized correctly with enough BTU’s, there’s no reason why they couldn’t solely beat the entire space.