For our ADU (garage conversion), I am handling the design/engineering and then selecting a final contractor once its permitted and ready to go. 

I am 68 yrs old (semi-retired).  

I don't need hard money because I have a lot of cash.Purchase: $190kDownpayment: $40kClosing/Realtor: $10kLoan Amount: $150kRenovation: $15kARV: $250kRefinance: $5k Final Loan Amount: $190KCash Back: $40KCash Spent (Down & Renovation): $55KCost to buy (Closing/Realtor): $15K---------------------------------------------------------------------------------------Total Monies Spent: $30KLoan Amount: $190KMortgage: $1.8KRent: $2KThose are rough numbers going through my head.

Finally my closing thought is, is there any downside to moving HSA banks I may not have considered?

Finally the pro formas that they provide are absurdly basic and neglect at least 25% expenses, so are essentially useless. 

Finally, I would add allowing pets to your home. 

It seems every market goes through a cycle -- unnoticed potential; early titillation as the potential becomes known; flood gates open and gold rush is on; property prices rise, revenues drop, regulations come in; and finally balance is found.

Before finalizing anything, I wanted to get a better understanding of how to evaluate different real estate opportunities and what challenges might be posed. 

I just completed my 20 hour course for my Illinois Mortgage Lending License and the final step is taking the state exam.

Finally, once you have it narrowed down to a few markets - go see them in person and get a feel for the area.