It was very childish and unfair of me to “sneak” out in a way "This to me was the biggest aspect I was concerned with handling wrong, so I feel somewhat relieved that I can begin taking things into my own hands and get this property cleaned up and back on the market.I really wish there was something I could look back on and know that I made I mistake on in renting to her, but overall I could not find this mistake in the background, credit, references etc.

This is the biggest house I’ve flipped so far.the other two were about 1800 ft.² single-story homes.As far as ADU goes, I have already passed framing, electrical, plumbing, insulation, sheer wall, and HVAC and installed all windows & door.

What are the potential downsides of this process?

Our biggest expense has been property taxes. 

Charles, thanks for the biggest laugh I've had on BP.After reading your first post I said to myself - perhaps he’s on the After Repair Value.gov Government web site – lol!

Those are probably the biggest pieces, the rest is talking to other investors, surround yourself with these folks, build the relationships, run the numbers, get comfortable with the numbers, and start writing offers. 

The realtor tried to talk me up to at least 175 but… that’s cutting a bit into my profit margin and I’m not that eager to buy it because that’d also be my biggest renovation project.

Nothing is better than your own spreadsheets, but the truth is that spreadsheets and tools and programs are the biggest cause of analysis paralysis in the business.

Biggest thing I would do is to build your CORE 4. 

I would just say the biggest red flag here is "anything sounding too good to be true" - whether thats a hard money interest rate well below market, or 100% "no skin in the game" financing, etc. - those are the biggest red flags here IMO