I've been hearing advertisements frequently on podcasts, but I feel a bit confused and would appreciate any assistance you can provide. 

Any investor with this track record should have access to debt at 10% interest with 1-2 points, or potentially even less for someone their size. 

I feel like just about every month, I see RE investors with 1-2 year's experience starting a new fund and advertising on Facebook for LP's, as well as the daily "JV deals" that straight-up violate securities laws.

As you say, the concept is great and true, but the proper application in practice may not be as advertised.

You will likely need access to six-figure cash or loan to execute your plan before your long-term financing.Can you piggy back on the seller's bigger project?

The last thing you want to do is spend the money for a conversion and then get shut down by the neighbors or city.Is there another way to access these bedrooms other than the garage?

We would now like to increase our access to cash via a HELOC that incorporates the new ADU in the appraisal. 

It makes no sense to me that you would need to advertise nationally.

You have a mechanical skillset you are perfecting so you will always have your trade to barter for access.

And as I continue to see more and more "we buy houses, cash" advertising, even the distressed homeowners are likely getting multiple offers from wholesalers, driving up the wholesaler price, which means higher price for you.