I can imagine that, with the wrong mindset, it could feel like an invasion or disrespect of your personal space. 

These loans are not allowed in non-owner occupied scenarios. 

It explains why very few flippers are adding single ADUs and if they are they are usually a conversion of exhisting habitual space (bunk houses, detached offices, workshops, craft rooms, etc.  

I was coming from the notes space where almost all transactions begin with an Option.

Tell them you agree the $5k is theirs, non-refundable to you.

I'm curious if you have considered approaching local non profits that might want a private partner.

Find a brokerage that specializes in the investment space.

Also, you may want to look into a two family home and rent out part of the space of your new home under the FHA loan structure too. 

While rates were near all time lows, we bought a home that we could reside in and rent out the backyard detached living garage space.

AntiochWhy It's Hot: Historically considered a more affordable suburb, Antioch is evolving as more people move to Nashville and look for space and affordability.Key ROI Factors:High rental demand makes it ideal for flippers who want the option to hold properties.Rapid development of retail and infrastructure is boosting home values.Pro Tip: Invest in homes near the new developments around Century Farms or along Murfreesboro Pike for maximum appreciation potential.Bonus Tips for SuccessRun the Numbers: Stick to your investment formula, but be flexible.