It seems to be a combination of wholesale becoming more popular (and competitive so upwards pricing pressure) and with more investors in the market, wholesalers are stretching deals to maximize profit.

The ADU does not have a private entrance; you enter on the side of the SFH and they both share the same back yard.It is at the top of our budget already and needs potential mini-split HVAC added to it to bring highest Air Bnb value.

However, I am heavily in debt and have a lot of pressure to kill it this year which brings me here... 

I lease to some Air BnB'ers.

These are places that would never be painted, and the stinky salts in the urine are still active due to the humidity in the air.  

A lot of Delta Air Lines employees opt to live south of the city for easy access & less traffic to reach the airport.

Make sure you have an air-tight lease and also a house rules or house expectations.Has someone been renting in the other side and you are just renting your side? 

So, do operate within the BRRRR environment in an efficient way and not under such stress and pressure that means having enough money to front the contractor like 20% of the rehab. 

The TI for fans and certification for pressure is quite high.

As @Daniel Sperling said, either get a standard contract that you can edit from a realtor you know or pay a local attorney to draw you up an air-tight contract that you can re-use once they know your goals - direct to seller, wholesaler, etc.The worst thing you can do is show up with a half-page doc for a seller.