My budget is around $400K, and I’m looking for subject-to's or seller finance since I likely won’t qualify for traditional financing.I’m looking for a single-family property, am also open to multifamily, and my plan would be to rent out a room or buy somewhere with the potential to add an ADU/casita.

If your subject (0.5 acres) looks more like the lower end of the lot sizes, value it against those.Only give premium value to land if the market clearly rewards it (rural, equestrian, estate-style, or where people actually shop by acreage).If all comps are bigger (0.75–1.25 acres), we mentally adjust down a bit, not a percentage, just enough to keep our ARV conservative.

That means a portion of the gain could be excluded.However, any depreciation you’ve claimed since converting it to a rental (March 2023 to March 2026) will be subject to depreciation recapture when you sell.

Also, if the SDIRA invests in a property with a mortgage or other debt, you may be subject to Unrelated Business Income Tax, and that tax rate can go as high as 37%.

Art is highly subjective so it could hurt you as much help.

(Not good) but they don't care about anything else besides the subject. but if rocket had let's say a .5% or better rate I would definitely try and push the borrower in that direction for a few extra questions.

For those who have scaled using CFDs or subject-to deals:Are you partnering with others to grow faster?

Based on what you've outlined, I think it may make most sense to take out a Hard Money Loan on property #1 to construct the ADU first.

Subject to inspection, subject to etc etc. 

Because we are not using DSCR loans but Hard Money (as you mentioned in your subject line).