Typically starting with a smaller rehab budget of $50K or less (maybe a max of $75K) and avoiding a 1 to 1(or higher) ratio of purchase to rehab costs is recommend when you are first starting out. 

ADU's over 750sf receive reduced impact fees (25% of SFR charge).

In my market the valuation with f/f non commercial financing is typically lower than the hands off cost of adding the ADU.  

We typically buy and hold but it would depend on the numbers for this project, we'd be open to either BRRR or fix and flip so there's a few possibilities.

you can point to your policy (that you provided to them 2-5 different times) and the timestamp on the applications received showing they weren't first in line. 

That is not typically disclosed up front. 

If you see someone violating the rules, create a post with "@moderators" and we will receive a notification and respond.Again, welcome to BiggerPockets and happy investing!

This is an Interest only loan product that typically lends at 65% ARV. 

What do contractors typically charge to come out to a potential property and walk through and fill out a SOW with pricing?    

Typically a few types of PMs out thereThe individual agent, little to no staffThe PM company that's a set it and forget it, glorified rent collectorThe PM company that's a true partnerI would on top of the suggestions abovesearch for a PM that owns their own portfolio tooThey treat your asset like they treat their own portfolio- There should be a full staff and readily available to answer the phone1.