You can A spend hours and hours on the web watching hour and a half long videos, be clueless of where to go, get sold a training that costs 5k plus (for information that you can learn on the web for free if you look hard enough, bigger pockets,crinoline, youtube, google, reitipster, ..the list goes on forever.

I've heard recently that the State of California passed a "ADU" law (Additional Dwelling Unit) which allows for a conversion of a garage to another livable structure.

After years of being in the buy and hold side of real estate investing, I finally was a genuine 'Wholesaler"It happened after years of reading about it, watching the video's  and then going back to read again with the same question, reflecting my fear and confusion of "what is it again to be a 'wholesaler?"

Brandon has done a video covering this, but I am interested in hearing what you guys have to say.

Go to puebloriverwalk.com and watch the videos.

I will not develop property unless it cash flows in year 1.(.58 acres with 3,000sqft min per dwelling so 8.42 dwellings or 8)Land Cost: $25,000 ($3,125 per unit) - Hoping this land cost is what gives me an advantageConstruction Costs: $706,270 ($85 psf construction costs) - This isn't a hard quote yet and will be updated once I get it officially quoted.

She helped me cancel my original homeowners insurance and set me up with a different company for Dwelling and Fire insurance (landlord insurance?)

Then a dwelling fire policy is written (with out liability) for the rented building. 

How much will it cost to obtain a  permit for this 2 unit dwelling's modifications?

You are not going to be able to buy a QUAD priced at $160K if they only lend you $100K.If you go to larger multi-family unit dwelling you would be a passive investor as you are a beginner you don't bring much value to the table apart from a keen sense to learn REI.