I went to 35-40+ different markets a year each year from 2014-2016 to scope out places to lend privately.

to simplify, here's what i would do: don't borrow private money, or partner, until you have a track record. 

Send me your site in private and I will evaluate it so everyone can learn from this, if that is OK with you?

I am interested in utilizing space again for group meetings, workshops, and for clients who may still desire private space.

I bought this property with a private interest free loan from a friend. the person i bought it from need cash fast so i offered them a low cash offer and they accepted.I had enough money saved up to rehab the house with my savings.

So a majority of the ownership groups would want to sell, plus since they are more sophisticated owners usually would sell through a broker to get max price and not sell privately.  

I have a private investor who will lend his own capital for ADU financing.

And I provide solid returns for my private lenders in the process.

. ;-) The following is just general informationIt sounds as though the seller has an investment to sell, not his private home.

Private money may be better.