I have about 8K to start investing, which I know is not a lot, but with 3 kids living in SoCal, we are already pinching pennies. 

I am orginally from Elgin, but living down in Logan Square area of Chicago proper!

You didn't mention where you are operating, but depending on average home prices, I think you'll be ok.For instance if we're talkin $500k homes, and if you will get a 2.5% commission, split that 50/50 with your Broker, you will end up with $6,250 per sale, right?

It's worth comparing terms between your current lender and others to see who offers the best deal in terms of rates and fees.Purchasing a Property: Whether you purchase through regular listings, an agent, or an auction depends on your risk tolerance and expertise.

If I live a busy life and don't have the time or care to invest on my own, but want to put, lets say $200k to work, is a 15% cash flow return reasonable? 

@Bobby Short Depending on the equity you have on your primary residence you might be able to find a lender to finance the property in CR with your primary residence as collateral.

Their contribution depends on factors like local demand for ADUs, their design and size, and how they’re used (e.g., rental income potential).

Off-market property is the best option for fix and flip, but since you are planning to live and flip, some on-market properties would also work.

My grandmother wants to sell her home but live there rent free for the rest of her life.

I currently live in a single-family primary residence.