The one clear goal I have is to buy a property in September 2025, so that gives me about a year and a half to prepare. 

Increasing income could entail anything from changing jobs for better pay, becoming more proficient or expert and valuable in whatever you do to earn a living, to changing careers and or acquiring more skills and knowledge through education.  

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.

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.

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

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?