And once you file a year or two of returns, then they should use the actual cash flow for your DTI, so in your case you'd have been able to use real numbers by the time you're talking about purchasing. 

There are too many tools readily available on the internet to spend a large portion of your down payment on someone to find you a property.Just my opinion but I would suggest trying on your own before spending thousands on basically a finders fee.

Internet & PrivacyIf the ADU shares electrical service (possibly covered by solar), how do you typically handle internet?

If BiggerPockets replaced 90% of its user base with AI bots I wouldn't be able to tell the difference.I'm a value investor and this is not a good market for people who actually care about value.

is the building and space such that you can easily plug a similar user in the space and be off and running? 

I wouldn't have wanted to be a first user of smart locks when they first came out, but it looks like they have finally dialed it in to make them reliable.  

Develop your scope of work, learn to estimate the costs (the internet is a wealth of info) after doing your homework....the approach your contractors.

Maybe he should invest in a cellphone or an iPad with internet service. 

Profile here for reference: https://www.biggerpockets.com/users/amyb289It stood out as oddly out of place to me to the point where I recalled it and was able to dig it up tonight.Anyway, again...

Look at:Small multifamily (3–20 units)Mixed-use buildings (storefront + apartments)Value-add rentals you can improve and raise rentsGood areas to explore:NorristownPottstownBensalemCoatesvilleReading (more cash flow, lower price)Step 3: Use Real Estate to Lower Your TaxesHere’s what wealthy investors do:Real estate gives you depreciation (a legal paper loss)That loss can cancel out some of your income, especially rental or 401k withdrawal incomeIf you or your spouse can qualify as a real estate professional, you can offset W2 income tooThis is how they legally say, “I haven’t paid income tax in decades.”Step 4: Plan the Big PictureThink like this guy you met:$25K/month goal = $300K/yearIf each rental brings $300–$500/month → You need 50–100 rental unitsStart with a few deals this year, build up over 3–5 yearsWhat to Do Next:Talk to a real estate CPAFind a local agent or investor-friendly broker (go to the top of this page and click on AGENTSRun numbers on a few multifamily propertiesBest of luck from Fort Worth, TX