Costs will always go over budget. 

The last thing we want to do is make the house not pop from the street when we spent a lot of money on the inside, it's really the cherry on top.We use comps to decide how much to spend on the landscaping and how to style the landscape.

I had the same lessons learned from BRRRR's and flips I've done in the past: they almost always go over time and over budget!

We budgeted $100k and that’s our goal but have extra just in case something pops up so this $120k is a high number.

You can spend as little as $100 to form an LLC, or you could use an attorney and spend $1,000 or more.

query=garage#sear...If you can rent a 2 garage at $450 without spending ~$150k for a garage ADU conversion, no work/risk of the ADU conversion, the lower maintenance/capex, easier eviction, no rent control, less tenant interaction, it will not convert your SFR to rent control, etc, it seems superior to the garage ADU conversion.  

If that is what was meant, spend a couple minuets and think about putting some ethics into your work flow.

Prior to investing, you should be spending a lot of time with discovery.

Then don't rehab for zero COC return.But if you can spend $3000 on the lite rehab and increase rent from $1000 to $1050 then you'd gain $50 per month.50 x 12 = $600 more annually because you rehabbed.600 / 3000 = .2 or a 20% cash on cash return! 

Here are some common pitfalls I see for new investors from the private lending perspective:• Insufficient Funds: most lenders are going to be able to lend a first-time investor somewhere around 75-80% of the purchase price of an existing property + 100% of your estimated rehab budget (or an 80/100 loan, for short).