query=garage#sear...If you can rent a 2 garage at $450 without spending ~$150k for a garage ADU conversion, no work/risk of the ADU conversion, the lower maintenance/capex, easier eviction, no rent control, less tenant interaction, it will not convert your SFR to rent control, etc, it seems superior to the garage ADU conversion.  

Conversely, if one side of the house sits on unconsolidated fill or on silt, it would settle or shift over time - once again, causing cracking.

If they are legit and you don’t have any other offers then I’d have the conversation with them but I’d want a higher than normal down payment (ideally 50% or at least more than the normal 20%), a higher than normal interest rate (at least a point above the prevailing rate so like 9-10% right now, but you can structure it as interest-only payments so their monthly payment is still lower than conventional), amortized over 30 but with a balloon in 3-5 years, something like that.

It just so happens that a situation came up with family to do a private loan that will work for me at this time so I've paused working with Sal at the moment. 

And keep in mind private sellers and wholesalers dont help either when they wont entertain offers below ask either.

The list is a combination of private and public data. 

Hire a contractor or GC with clear terms for execution and completion.Secure financing early, whether through cash, private lenders, or hard money loans, ensuring reserves are included for unexpected expenses.

Cheap hands off legal ADU garage conversions in coastal So Cal start at ~$120k (if all goes well).  

Stanley - I would suggest that you go have 3-5 conversations with lenders and understand how much they are willing to lend to you given your financial situation.

In either case, the wholesaler usually doesn't need to provide their own funds to complete the deal unless they are doing a double closing and need private financing for that purpose.The title company plays a key role in ensuring that the funds are processed correctly and that the transaction is legally and financially finalized, including disbursing funds to the seller and paying any fees owed to the wholesaler, private lender, or other parties involved.Contract with Seller: The wholesaler secures a property under contract, usually with a small earnest money deposit.Find Buyer: The wholesaler finds a buyer (investor) and assigns the contract, earning an assignment fee (difference in price).Closing: The buyer wires funds, the wholesaler receives the assignment fee, and the title company handles the transaction.Costs:Earnest Money: Small deposit.Marketing: Costs to find deals.Funding (if needed): For double closings.Profit: The wholesaler earns the assignment fee.prioritize transparency and value.