What is left after lawn care (tenants should be doing that if it is a single family home, or that should be added to the rent). 

Since it has not been 3 years since he sold the house, he can not be added to the FHA loan according to my lender.

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I will just be adding an extra loan which is what worries me a bit.I’m looking for away we can start small and grow as we continue.

Post in those groups asking to be added to buyer's lists and message everyone who says they have deals. 

Travel costs being deductible will depend on the purpose for the travel to the area.If you have a rental in the area, then they are deductible rental costs.If you don't have any rentals in the area, they may be explaratory costs and may need to be added to basis.

FF needs more marketing to be added in your list.

Capital improvements are not immediately deductible as repairs; instead, they must be added to the property's cost basis and depreciated over the property's useful life.

Additional contingencies should be added to the budget and discounted valuations should be applied in such scenarios. 

in particular make sure you know the value that will be added by the ADU and that in your case both units may be rent controlled (no 15 year exemption in some jurisdictions for a garage conversion were garage is over 15 years old.