Only issue is that we are having a hard time finding a title company that is willing to issue title.

You could be left with no return on the tax lien/deed, but still owe significant interest on those type of loans like from lending tree or one of those type platforms.For probate sales, I don't really see most sellers/families wanting or perhaps even able to do creative financing like Sub2 or Owner Finance. 

Hi Rafael,Some hard money/ business purpose lenders have better pricing if you close in an LLC (me) so that's one factor to consider.

I want to occupy one of the units so I can get an owner-occupied loan and only have to put down 3.5%.   

But none qualifies with just one person’s income. 

During this time you are not generating any return from the money invested in the ADU.

It may be a good time to ask questions.

In other words, selling one home cannot purchase two. 

Meet multiple GCs in person and once you've found the right one, make sure you build a solid relationship and trust with the GC you'll be working with.

In my case, I have residential rentals in one LLC, commercial properties in another, self storage in a third, and my real estate company operates in a fourth.