As for your down payment, I can’t personally speak to a small business loan…you would just want to ensure you include those payments in your analysis and prepare to be repaying the small business loan and other holding costs during the flip. 

She is ill prepared to efficiently deal with the $30k of additional repairs.  

I would like to know some extra strategies while they prepare to do so.

If you cannot find at least 3 comp properties with an ADU, then be prepared for a horrendous valuation (<=$100k).  

It can be done, but if you want to use RE to retire in such a short time, you need to do nothing but Real Estate 24/7 basically.As @Henry Clark so wisely said, be prepared to think way outside the box, and consider changes like moving, less kid sports etc.

Be prepared to lose vendors and recognize when a vendor is too small for a job.

Also, since you rely on this income, you likely aren't prepared to weather VERY negative situations such that they could have a significant personal impact on your own personal financial situation. 3.

If you do want to transfer the title, you have to be mindful of your lender and willingess to cooperate, be prepared to pay transfer taxes based on the assessed value and other deed preparation & recording fees.Assuming liability protection is the primary reason, what events have recently transpired that have you concerned? 

Once you start looking offline for deals it gets a little trickier to get the information if the seller isn’t prepared.

You can do all this without a realtor but prepare to put some decent time and effort into it.