People are running and I am buying but I understand the space on a deep level and know how to extract value.

It also implies that building an ADU is typically not a value add in terms of something that permits the owner from extracting money beyond investment costs.  

No matter what the business extracts its tuition so as you continue to move forward in the process, the time/money you feel like you wasted is serving as the best possible classroom platform to help mold you into a successful investor for the long term.

The area is known for contamination of underground water due to oil extractions & heavy industries.

You need to test the water to ensure they are extracting whatever bad stuff they were installed to remove.

Then extract that value to fund another deal.

A conventional loan is basically free money.I would extract equity via a refinance.  

I am a highly motivated professional and extremely driven and motivated to extract every bit of knowledge that I can to further my career in real estate syndication.

Ask lenders if they offer that option.A HELOC can also be hand to extract the equity out of the existing properties for a down payment.

And if this property is indeed in a less-than-desirable part of town, budgeting for a PM will mean that you can extract yourself from managing the property if it turns out to be too much of a headache for you.Speaking of purchase price vs. rehab cost, some lenders won't lend on properties where the rehab cost exceeds the purchase price, so you'll need to watch out for that.