The second roommate would pay each month in crypto to the other for their portion.Interesting situation but worked well for both of them. 

I understand you want the HOA dues to be less than $400/month, but keep in mind they can go up and it is important to understand what that includes.

The subcontractor world have stayed there for 6 months/1 year without no action from Kevin?

It is a monthly meetup and the next one is Tuesday at 6pm at Devil's Logic Brewing (1426 E 4th St).

His current monthly Payment Breakdown:- Principal: $314.66- Interest (3.875% rate): $578.779- Escrow: $700.79-TOTAL monthly payment: $1,594.24Estimated rental income: $1.2k - $1.6k per month.Would love to somehow capitalize on the existing fixed rate, but at his current monthly payment and the estimated rent it doesn't seem like a great opportunity for cash flow.

I purchased a 3 plex a few months ago with zero work needed.

They are typically the opposite of value adds in that they typically have a hands off cost more than the value added.Your broker is correct that Fannie/Freddie are not to use the rent from the ADU. 

I am growing slowly and the larger platforms were creating unneeded complexity and cost for my business needs.  

There are hard money lenders who will fund trustee sales (at least in AZ there are) for up to 85% LTC (loan to cost), and some of them will even finance 100% of rehab. 

It’s one of the best-run REIAs, and my team and I attend every month.