Sometimes tough for non-local to get loans I would expect....but worth a shot.   

This was true before the material inflation, but more so now that the material inflation has cause the garage ADU conversion to increase in costs significantly.Before proceeding with the garage ADU conversion make sure you can find multiple comps that show that it is a value add proposition. 

Just seems like a niche that may be tough to get into.

I'm renting out the other two rooms and I am in need of a solid leasing form that I can fill in my specific provisions in addition to all the material you typically see on every lease.

@Chelsea Gatewood costs can vary significantly, although material are generally similar across markets with some exceptions like granite and quartz, labor can vary greatly.

The tough part with using a contractor is keeping them happy.

@Victor Steffen I'm looking for cashflow if possible but I understand that might be a tough task in the market today.  

Maybe if you've done 50 deals and they know you are safe, but as a newer investor there are no ways to do this in the real world.In the day before the GFC this is how all OOS turn key worked:WEst coast marketing companies would get buyers  ( these folks are still in business as we know)rehabber in the market  Pick any turn key market would find a home that they could buy rehab and sell at 65% ARV  which today pretty tough but in those days my company did close to 2000 of them as the A and D lender.So we would require ONLY 1k down from the borrower  ( so not no money down but pretty close)  I would fund the purchase and rehab the rehaber in the market  say Detroit Chicago Memphis Jackson KC Indy those were all my markets. would do the rehab and once it was done they would do a refinance now my LA based buyer was already pre approved for the take out ( REFI) Just subject to a 442.. we routinely spun these deals in 90 to 110 days start to finish.. the LA based buyer would then do a 75% cash out refi and pay me off  and they would normally pocket about 5 to 8k in cash that was to be used for reserves.. so no money down and actually cash out.My flipper made his money the west coast marketing guys got their commish and I made my fee's on the HML..  

However, this is highly audited area and you will see some blocks:1) you need to find a right asset first that you  enough depreciation with cost seg. 2) you need to materially participate in that activity.3) your losses might even be limited based other IRS code section. 4) You need to have an audit proof and documentation of real estate professional status.If we are talking about a huge tax bill, I’m pretty sure you would benefit from hiring a good CPA who can cut your tax bill.

Yes, it'd be tough to get them out since they have nowhere to go if your market is anything like mine.