Hey Steve, with a conventional loan that may be possible would depend on a few factors. 

9) adding multiple ADUs or adding an ADU to a quad looses F/F conventional financing.

Best part is I don't do FHA as well, low money down conventional tends to be go to option for investing locally in NJ. 

I am looking at a prospective out of state long distance deal that has been difficult to obtain lending on as there is both a regular home and mobile home on the same property and the mobile home causes the potential investment to not meet conventional guidelines and therefore not even DSCR loans are an option.

DSCR paperwork is usually less paperwork than a standard conventional loan.

This was a conventional loan then refinanced to a 15 year conventional

Try to get at least a 2 bedroom - rent out a bedroom = pay at least some of your expenses.Save more; buy a house; do the same;Save more; buy a 2-4 unit with FHA / conventional with 5% down to househack.Hope this help.

Tenant is only responsible for pulling weeds in a flower bed I assume? 

25% down and conventional loan How did you add value to the deal?

With solid credit and property have you considered just going the conventional route?