The PM business is not an easy business and most have fair fees for the work that's required.  

It requires a lot of work and it will be overwhelming, but the education alone is worth way more than what you pay.

Not sure what your local law requires, you'll want to check on that.

As many cities require insurances for any rental properties, this will be very challenging for market being affected.

The dscr loan is requiring 25% down, and 13000 in closing for a total of 48.

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

We determined the ARV, estimated our rehab, decided on our required profit, and then negotiated on the purchase price based on that data.

It came up that this blind was for a rental house and then I got the required response that we have all heard "I would never want to deal with renters yada yada yada".  

That would mean there is an approved site plan that includes roads, water, sewer, storm water, curb, gutter and any required buffers.

There are lots of hard money options (or maybe not "lots" but not too uncommon) with no appraisal required - that makes the offer equivalent to cash (closing within a couple days and no appraisal contingency - its out there)The lender still has to ok the deal, appraisal or not.