If you are going to loose money because you put money down....i would rather loose $2K now then loose $500 per month for the life on that rental.IDK if you can negotiate - but i would work on at the very min negotiate on a new asking price of repairs + whatever allows you to cashflow before the fantom ADU.

Try to get one name removed from a loan/mortgage and you’ll see what I mean.

How do you think a judge or jury will look at your illegal removal, in a tenant-friendly state like California?

. $492K purchase price and $11,300 in property taxes (zoned for good schools I guess) but ouch...I would be putting 25% down, and would like to get rents up to market but with insurance, maintenance, etc I would probably loose $12k my first year.

Probably quite a bit worse, because every cut you place will break loose mineral buildup and that is not clogging up faucets.

One more thing: in certain markets sewer scopes are not usually part of the home inspection and if you specifically write that into an offer, you may find that you loose most interesting deals, because its a huge and unusual red flag for the seller.But there is a work around. 

better returns and NO work.Now maybe I can go down south for the winter without loosing sleep over freezing pipes, ice dams, mice, shoveling, doogy doo and tenants leaving their windows open in January. 

The second unit is mostly updated, and aside from the carpet which I would love to remove, doesn’t need much work.

And to replace ceiling drywall you now have to deal with the loose insulation above it. 

A powerful reflection, and I respect the honesty it takes to talk about both the struggle and the growth.The discipline you built stands out once the pressure of the dollar target was removed.