This implies residential units can be built at lower costs than ADU additions and provide better return. 11) adding an ADU to SFH can make the SFH fall under rent control.

Clearly spending time here bantering with me is getting you pretty far in life.

Offer the design team a piece of the equity OR pay a premium as incentive to keep to an established timeline (that is within their control). 

Essentially, you have to spend your own money and complete work on the property prior to reimbursing yourself out of the escrowed rehab budget.The draw process typically takes 5-7 days from initial request, to scheduling an inspection, and finally for the lender to wire those funds to you after your work is confirmed by the inspector.

Where are the HVAC controls and do both units have the ability to access it?

Networking through local meetups or REIAs can connect you with experienced investors and potential mentors.With your REITs as a passive foundation, physical properties could give you more leverage and control.

If you have the time and effort to spend I'd recommend house hacking locally to you.

I’ll spend more time looking into those areas.

Classes B and C are okay, although we will spend more time analyzing a Class C.

So although you have HOA dues, sometimes it isn't enough and you don't have control over that cost (if it goes up, special assessments, etc.).2.