These factors include if you are a biz owner or not and if that business is a real estate related one.

@Julie Garner This contractor texted me after I received the quote to let me know that materials are included.

@Pat Aboukhaled I would ULS (unit lot segment) the primary house and include a clause in the call option that would prevent them acquiring the DADU.

HOA is currently $172/month, with and additional $44 for club fees, covering club amenities, including a gym, boat lift, a restaurant etc. 

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).

Quote from @Dan Grove: Some combination of cash to seller, closing costs, repairs, construction, paying off arrears, assignment fees, commissions.   

Cost was about a dollar a mailer and my assistant's time, including postage.

As to Grant Cardone, you have to have capital to do a bigger deals... and syndications is one way you can do that (which as I understand it is the deal that Grant pitches)... combine  your money with others to do the big deal... but at the end of the day, you own $20,000 worth of a $10 million deal if you put in $20,000.  

Does that include any utilities? 

Had quotes for $20,000 not including materials.