Essentially, buying a house for $50,000 - $60,000 and then doing another $20,000 - $30,000 in cosmetic renovation.

I know that :)   I have great credit 740+ FICO, a few flips under my belt and this current project isn't complicated ($110k purchase price, $20k rehab for cosmetic fixes).They pulled credit before my term sheet was issued :(   90% LTV on purchase / 100% LTV on rehab  (What they sent:  65% LTV on purchase / 100% Rehab)Rates starting at 7.49% for 12 mos  (What they sent: 10.49% + 2.75% Loan Orig)We have a tight close date and I have to call the Account Executive everyday to find out what the status of the loan is, term sheet, etc..I'm not sure if I will use them for this project as I have already received 90% LTV for purchase and rehab, 9.49%, 12 mos, 1% loan orig, from another source but I wanted to try them as I heard many good things about them from other investors. 

The reason she mentioned is that her grandmother in another state is sick with cancer, having a surgery, and she needs to take care of her.

If you install a roof, furnace, HW tank, windows (as needed) and all cosmetic, LVP, vanities, countertops ect, where will 500 a month come from? 

The VA program allows for renovations of up to $35,000 and the repairs are limited to minor cosmetic type repairs.  

In a response you stated you're budgeting $5k for cosmetic work?

If you are looking at a house that needs work cosmetically and you have little experience, it is likely the mechanicals are older too and that's where you get killed.

I may not have been clear enough: the ADU is already built, we will just need to do cosmetic fixes (literally painting and rebuilding the shower just because it is super old).

Were they mostly cosmetic rehabs or was there anything big you needed to do at the outset? 

I know I can probably house hack my way to 5 properties in 5 years, but I assume I'll probably learn more efficient and aggressive ways to scoop up more properties as I complete my 2nd-3rd house hack, so that I can start picking up more than 1 property per year.I don't want properties that will take a lot to fix up, I'm fine with cosmetics and do-it-yourself type things.