The issue though will be a lender will not give you 100% acquisition if thats what you are trying to do by getting it at a discount. 

I work as an acquisitions associate with BPG Holdings, a local real estate investment fund in Alexandria, and also work as a realtor for our fund's brokerage team, assisting clients with investment properties in the D.C. metro area.I've recently created a series of reports focused on the city of Alexandria and its sub-market development prospects, which I believe alongside other macro trends will make the city an amazing buy-and-hold investment for real estate investors.

That's a relationship you should hold close as they could really help with future challenging acquisitions that are viewed less favorably by banks.

Thoughts: first, I thought I'd actually be on the phone with Clayton, but it was with Larry, who is an Acquisitions Manager.

•Developed consistent deal flow and a scalable structure.If you’d like a more detailed walkthrough of how to build business credit, use funding, or plan your acquisitions, feel free to reach out!

As someone who deals and talks to real Private Lenders (small shops run by a guy who lends his own capital and doesn't use big box), they have a hard and fast business model that produces the rate of return they need to remain profitable and curb the risk on their cash.So the best product for a budding fix and flip investor is the bridge loan which includes acquisition money and construction money. 

Typically speaking 20% down (80% LTV) is the bare minimum that commercial lending requires.  10% down is unheard of unless you are getting a great deal and negotiate some small seller financing in second position or getting an SBA Loan for acquisition where your business will occupy over 51% of. 

Spencer, congratulations on the acquisitions. 

However, a surprise occurred with title that drove up our acquisition cost to almost $120k.

Make sure you know the value the ADU will add to the property before building the ADU. 2) The financing on an ADU is typically far worse than for initial investment property acquisition or is often not leveraged (HELOC, cash out refi, etc).