On the open market the lots are selling for twice (knock on wood) what I get them for if I’m lucky enough to have no one else bid against me I don’t like the stress of auctions so I could hardly participate in one of them and hope to get a lot at a reasonable price. 

Save yourself the headache, stress and time.

Some nearly had mental breakdowns from the stress.

Do keep in mind that your debt to equity is fine for a residential loan, but might be cutting it a bit close for commercial underwriting; they will undoubtedly stress-test your pro-forma.Hopefully, the spread of ADUs on the west coast will help to get more residential lenders comfortable with income-generating small multifamily deals.

I took on this project as a way to alleviate their stress and bring their parents home back to life.

I think everybody should own a used full-size truck if you do a lot of projects and can afford it.If you think it'll be less stress in life to operate with a truck, buy one! 

Trust me I have been there before and it's incredibly stressful having to deal with all that. 

Also, the math on the state exam is WAYYYYY easier than the math in the study books so don’t stress over that part too much.

If there's a hole, it may be a red flag.b) sensitivity analysis: I examine all the assumptions, and make sure I can live with the worst case scenarios.c) "Stall and see": if they are getting money over multiple years, and there is no penalty for investing later, I would usually wait so I get some real performance data, versus having to look at theoretical pro forma information.d) Recession stress test: I will not invest in anything, until I subject it to recession level stress and see if I can live with the result.

Factor in all possible expenses (and have a reserve) and stress test the numbers for what your break-even point is at what occupancy.