The more common one is a flat value for the ADU, like they would for a pool or another bonus.

An empty condo can be a financial drain with HOA fees, utilities, and mortgage payments stacking up.

Or can you still run everything through your personal return (just want to make sure that I can deduct things such as HOA fees which I can do if it is a rental).2) If I do decide to run everything thru my personal tax return (save on LLC fees), should I at the least set up a separate bank account to track costs separately?

Quote from @TC Scott: When selling a house as you know the fees typically come from the seller's net proceeds (commission, closing costs etc.).

Plus I pay a referral fee too realtors that can be close to the commission of what you were going to make selling it traditionally.  

They provide lines of 0% credit with an 8% fee, hard money and DSCR loans among others. https://www.rammfinancial.com/Thoughts?

Here’s what I’m currently seeking:Location: Spotsylvania and King George County, VirginiaPrice: Under $300KProperty Type: Single-Family Homes  or Townhomes Specifications: Minimum of 2 bedrooms and 1 bathroom; must be fee simple (no condos)Condition: Open to properties needing either cosmetic updates or complete gut renovationsIf you have any questions or opportunities that fit these criteria, please feel free to reach out.Thank you,

Never built in Houston before so take my feedback with a grain of salt but I'd put money on it being impossible to build a duplex from scratch for $125 a foot (including everything from drawings, engineering, permit fees, general conditions, labor, material, landscaping).Out here in AZ the builder cost is going to be $200 a foot at best, but add 20% on top of that for the client cost.

To estimate expenses, consider setting aside a percentage for management fees, plus costs for cleaning and utilities.

And to top it off, the letter stated 'with capital up to $300,000' and found out from the SOW we provided to them for $65,000 in rehab fees, they were only giving us $40,000.