We've seen a few alerts on our background checks that the SSN was pulled after yyyy.

You may pull it off.Still, there's something to be said for the critical mass, many baskets, safe-if-boring neighborhoods.

I'm just pulling from everyone and every resource I can access right now.

But gone are the days where you can expect to pull all your money out of the deal and still cash flow $200+ a month.

I was leveraged to the point of being uncomfortable when I was single and in my 20s so I get the idea but don’t recommend pulling money out of a retirement fund.

Quote from @Evan Polaski: @Anastasia Foster, a flipping fund is very hard to pull off, so I would be very cautious and dive deep into their operations before being overly intrigued promoted returns.  

If you like the home, area etc, you could refi and pull out the same amount of money.

Assuming the ARV you mentioned is accurate, at 75% LTV you'd be able to pull enough equity to cover your existing payoff, refi costs and walk away with a good chunk of cash in your pocket.

Then you can immediately put a loan on. the free and clear property and pull that cash out to get close to what you need for the ADU. 

Given your assumptions, you are not going to be able to get enough of a loan to fully cover the rehab, even with a hard money loan, so you'll need to pull in cash from elsewhere.One possibility is to have your mom sell you the house with a personal loan, not one attached to the property.