Most of the time, an ADU will cost 100k just for that part and then you have to actually build the cosmetic part for an additional 40-50k. 

That leaves an additional market demand of 780 units.

If the price was right on Turn-key maybe, but probably more of the fixer-upper that can be leveraged later on for additional property or sold for a nice profit. 

My goal is to grow this business by expanding my investor network and seeking properties that will allow for additional scalability.

As for valuation, I see no reasons why a Junior ADU would negatively impact additional housing unit.

Most of the lenders I work with (provided you have experience and a credit score over 660) would do up to 85% of the purchase price and up to 100% of the rehab costs, provided this doesn't exceed 75% of the ARV.As for the idea of selling the land, great idea.

Should I just save that additional tuition money and put that towards my first investment? 

Additionally, most mortgages have due-on-transfer clauses that could be triggered if you transfer ownership after closing. 

It will auto download bank and credit card transactions, give you reports by account, category or property in any form you want. 

This kind of govt nosiness and overreach is why I initially decided against the financial planning industry before starting in credit. you can thank 2008 and all the fraud that went on for that.