If using a lender this is a non issue.

That said, I do this with a a few investors on rentals since I'm a Realtor and Property Manager where I am boots on the ground for purchase, rehab and lease-up, however we had a strong professional experience/life together before partnering.Lending will also be a consideration as most lenders are hesitant to lend to non-citizens given the foreclosure challenges it can pose.

Talking with a real estate CPA and a good lenders can also give you perspective on your finances and how to reach your goals. 

Btw, the buyer is in no way at any criminal risk vis a vi the lender, he has no contract with the lender and therefore no obligation to the lender.

Always get multiple lenders working for you in the due diligence process!

Quote from @Patricia Steiner: There are several lenders who offer low/no closing cost options for first time homebuyers.

I've stuck with the tried and true reasons I've heard to keep my search ranking high (quality photos, stellar reviews, updates to my listing) and that helps but in slow season, when I'm not willing to cut my rates as much as some of my competitors, it can be a ghost town.  

But... what I need to review is how this is achieved as I would benefit from building the new unit as an ADU.

Lenders usually determine whether properties are lendable based on the debt service coverage ratio. 

A HELOC or home equity loan on your personal home could be a viable option to fund the rehab, but it's always a good idea to chat with a lender to explore all your options and find the best fit for your situation.