Whether it impacts your DTI depends on two variables - whether or not you PG the loan (you will have to in most cases), and the guidelines of the loan program you are qualifying for.

Hey BP Community,The City of Charlotte just rolled out a new initiative — the Queen City ADU Program — that could be a game-changer for local housing and for investors keeping an eye on this market.Quick highlights:🏡 Up to $80,000 in forgivable, interest-free financing to build an ADU (detached or attached).👨‍👩‍👧‍👦 Eligible for both owner-occupants and non-occupant property owners within city limits.📏 ADU must be no more than 50% of the main home (capped at ~1,000 sq. ft. for detached units).💰 Affordability strings attached: must be rented to tenants at or below 80% AMI, with rent caps tied to FMR at 70% AMI.📉 Loan forgiveness at $10K per year of affordability (8 years total), or up to $15K/year if you house voucher holders or tenants referred by city housing partners.🔑 Only one ADU per lot allowed.Why it matters:Charlotte is under major housing pressure, and this is a way the city is incentivizing “gentle density” without rezoning entire neighborhoods.For investors, it creates a structured pathway to add a unit with city support — though the affordability requirements and rent caps may limit cash flow potential compared to market-rate rentals.On the flip side, the forgiveness structure (essentially free capital if you comply) could offset the reduced rental income.My take: This could work best for buy-and-hold investors who don’t mind playing in the affordable space and are looking for long-term, low-cost additions to their portfolio.

Then a few days later got another email asking if we wanted to invest in another note program!!   

-be patient don’t buy the first home you see and like-make sure it’s in a good area where home values are consistently rising-learn loan programs!

They look a little different from traditional rentals: higher occupancy, often leased by an operator, and sometimes connected to certification programs or nonprofits.From what I’ve seen, the demand is strong, but the model comes with unique considerations: zoning, compliance, community relations, and specialized tenant management.I’m curious: Has anyone here explored sober living as part of their investing strategy? 

There's also first time homeowners programs and sellers are getting motivated. 

Conventional loans require to close in personal name (and you are correct you can trasnfer back over, but that will trigger transfer taxes in FL) and even the vast majoirty of DSCR loan programs do not allow for layered LLC's. 

in my personal experience, my credit union has been extremely valuable, as they offer better loan terms and better programs than a conventional bank.

Love what you’re building, Jacob — both with Legacy Construction and your apprenticeship program.

Any tips on financing, lenders, or programs that might work well for this type of purchase?