Commissions are generally considered part of the acquisition costs, which are added to the property’s basis (the starting point for calculating depreciation and capital gains).Since you’re planning to rent out the ADU, you could depreciate the ADU's share of the property over time, which may indirectly allow you to benefit from the commission expense.

These lenders can be an excellent option for quicker access to funds if you're ready to move on to the next property.

You may need to do a little work to close up some access points, but I doubt this is a huge undertaking.

By gaining insight into the investor’s goals—whether it’s flipping properties, acquiring rental units, or developing new constructions—the broker can tailor their approach and identify the most suitable lending options.Once the broker comprehends the investor's needs, they leverage their extensive network of private lenders.

Too difficult to access our vehicles and the Fort Knox of cameras.  

As for taxes, they only delay capital gains, not reduce them entirely.

Either way, you win the auction, you have access to deed on the property.  

Friends, family, or you might be able to access funds via a HELOC, cash value from a life insurance policy, take a loan out on your car, etc. 

I'm not a fan of buying a short term liability (no cash flowing property) in hopes of long term gain through appreciation. 

I love researching and gaining knowledge from people who are more experienced than I am.