please send me a case example I'd love to read. that's one appraisal. the knowledge I have as a licensed general contractor working with investors from 5 cities at a time all over the country buidling 3 different floorplans I would say trumps one ADU you read about online 

So we don't have a lot of money to start with.

We have made money buying properety based on cash flow (lower priced) rented out for a period, then selling to an owner occupant. 

Even if you don't decide to keep it in the long run, it's an appreciating asset you can make money off of.

Some will dangle out-of-market offers in a term sheet, then ask for substantial sums of money right away.

Our offers include clauses allowing us to do our due diligence before closing and protect Earnest Money Deposit (EMD).

Lots of absolute nightmares come out of sub to when folks get into title but dont have the money to pay the loan off or the ability to refi.

Quote from @Jaycee Greene: Assuming you pay asking price, I'd estimate the down payment for something like that using a hard money loan (HML) would be around 40% of the purchase price and your monthly payment would be $2,600 with an interest rate in the low 7% range (probably need a 700+ credit score to get that).

We look at lenders (so long as they lend in the asset class you are considering) as an additional line of due diligence (they deeply care about their money and they are likely more sophisticated than you are).

If you give them 30 days to get rid of the dogs, there will be comfort animal certificates in 2 days from an online site.