Plus, the economics of multifamilies work better for buy-and-hold in LA.ADU financing: here's the one program I'm aware of:https://www.thenorrisgroup.com...Your questions are great and difficult to answer in a single post.

When the eviction moratorium and mortgage forbearance programs end we will see a flood of property foreclosures mid 2021.2.

Are there loan programs accessible for first time home buyers wanting to rehab?

She believes that she might have a program that we can finance the full purchase and rehab with, so she is going to get back to me with the terms so that I can see if her numbers work for us.

Find a trusted loan officer near you and make sure they know about this Fannie Mae or Freddie Mac program first.  

I am married with 2 young kids and have been with the same company for 10 years in various roles but doing BI/Analytics (programming) for the past 5 years.

craiglist post contain a lot of rent to own Adds  just curious to know how legitamate this Is, has anybody used one before , and was it a success? 

Do you suggest I take online courses or are there reputable programs at local schools in the Seattle/Bellevue/Kirkland/Redmond areas that I should look into? 

If you're going to attempt such a program, I'd suggest you fine tune the future sale price being to expected appreciation and allow some concession under a profitable agreement tying in any future appraisal, perhaps a percentage of the spread. 

Union City is also particularly sensitive about basement apartments: there was a program ~10+ years ago where many basement apartments were "legalized" to a third unit, but you'd likely not be able to get a certificate of occupancy today if you had to receive a new one because they don't comply with the current fire code (windows not large enough, no sprinkler system, etc.).