In Bay Area all-in architect fee for me to build a detached ADU (800 sq. ft.) was $12K (inclusive of engineering and title 24).

Here are the limitations and requirements, ( narrow lot, but the location is awesome and brings a lot of tourist because of downtown):Lots are 55ft x 203ft and the setbacks are, 25ft from the street (55ft side)10ft from side (203ft side) 10ft from the back Garage can be 5ft from sides and back Vertical lifted doors can not face the street 2 story, 2000-2500 sqft, 18" min crawlspace, detached garage with a living space above, 2 cars min, 25% of lot size coverage max. 

I loved your perspective on this and how you have been able to mitigate some of the largest obstacles in owning properties in low income areas!

I'm a bit confused, and wonder if I've mentally trapped myself in a box of my self-imagined obstacles, or if I'm trying to see profit somewhere that it isn't.Any advice would be appreciated.

But you need to conquer the FIRST obstacle.

I'm in South City  It'd be great to discuss goals and obstacles!

Ive taken on challenges, overcome obstacles, added onto my work load so I can learn and grow as person.

Our total foreclosure time of 21 days seems an insurmountable obstacle.

Some of the most inspiring stories are from those that have overcome obstacles to be successful, and are moving up the ladder.

The house needs work, for sure some updating and probably a new garage (current detached, one stall is leaning quite a bit).