If you don't have experience, hire a public adjuster. 

There are benefits to having a second LLC over the first. 

One way to get tax benefits while you're living there could be installing solar panels or upgrading the energy efficiency of the home. 

@Alex SilangFirst I assume it’s a month to month lease as you cannot raise it if it’s a long term leaseFor me that is not something I would do, If you want to raise it to market rent then do it, don’t adjust rent because you had an unexpected cost.What if they turn around and walk?

@Eva Sha In my experience, lenders only adjust the interest rate for someone with greater experience in real estate development.

So how do I socialize the benefit of doing something like taking a 200k ADU construction loan to add $X in top line and $Y after servicing the new note, but with an increased property value etc etc? 

I did my first deal at 25 years old (a house hack) and getting started early benefited me in many ways.It'll be tough finding multifamily deals where the numbers make sense right now.

@Otis Clayton You say "I am at the point that I want a partner with some cash and credit to refi the deals I get from marketing and talking to sellers"Based on that you are looking for someone who has cash and credit, wants to invest/benefit from real estate but does not have time to find deals.Look for someone like that, be clear on their role and your role.

Just go through them, select the renovated/closely matching ones, and enter them into a model.Here's my fix & flip model, you can see the comps entered and some quick stats below them: Then I use that comp data to adjust the Sale Price in the model to what I estimate it will be (double check the resale $/sf is in-line with the comps), then adjust the purchase price until I hit my desired return level. 

It will familiarize you with the basic terminology and benefits of investing.