Quote from @Patricia Steiner: There are several lenders who offer low/no closing cost options for first time homebuyers.

For reserves, some lenders want 6+ months. 

But make sure to build a strong core 4 if you invest out of state (deal finder, your property manager, your lender, and your contractor).5.

If you announce to people there that you are a private lender, you'll have a lineup around the room to talk to you.  

From there, work with a reliable cash-out refinance partner to continually access your equity, allowing you to keep non-taxable cash on hand for future investments.

By reducing the principal balance, your lender recalculates your monthly payment based on the new, lower balance.How Does Mortgage Recasting Work?

Building an ADU is a nice way to add value but you won't get that funded by a lender. 

I do have a third goal, but too much will happen by the time my second goal materializes that my third goal will likely change drastically.Also, I tend to find myself wanting to ask market-specific questions to agents/lenders/investors/contractors/etc. a lot.

Yes you can use commission as sourced funds for down payment on a conventional loan.However some lenders have internal overlays that don't allow it.

I am seeking a partner with significant financial resources to help bring my vision to life.I am open to any advice or ideas you might have.Thank you, I agree with Jay, you will not find a lender to lend on this type of project but you are going to need to bring in an equity partner.