Now I have added my largest monthly transactions (my mortgage and student loan amounts) to that minimum and my account reads "keep above $4,000". 

I looked at their fees and thought OK I would pay more for a hard money loan anyway and could use the help to get funding. here I am with a bunch of crappy consumer credit cards flying out to a house I don't even live at.

As you are pointing out - the expenses will all hit at some point if you own for long enough.If you buy a house that needs a new roof and a new furnace within a year... then you need to budget for those expenses in a year. 

Or any loan that was made for the repairs and the note attached to the property. 

The problem is a house+ ADU does not appraise in comparable sales to a duplex or two houses.

My family of 6 live and own in a ranch style 3br/2.5ba house with completed bonus room upstairs in a HOA neighboorhood.

That's the kind of talk you'll hear from every get-rich-quick guru on the planet, kind of like "7-Minute Abs" or Hydroxycut weight-loss pills.Just look at what he promises: you don't need to use your own money, you don't need to inspect the properties, you'll spend very little time on the deal, you aren't personally liable for the loans and debt, you'll work less and earn more...This can all be true if you know what you are doing.

We recently moved a property into our LLC from a business partners personal loan.

Our 3 options are: A- buy cheap housing in small college town.

If you have owned the properties for a while, take a look at appreciation and loan pay down.