Hey Sam, I think you need to first  establish what it is you are looking to accomplish and then present it to a lender accordingly.

But claim they live 2 hours away and won't be present to show it.If we want to move forward, then he will quit claim deed it over at the courthouse.  

Good day, Derek,Based on what you have presented this investment appears promising, offering a strong cash-on-cash return and ample opportunities for value creation.

Is it industry standard to use Passthrough's, as the fee's collected for certain item's are simply collected by the management company, then paid directly to the property management company, making the transactions net to zero for presentation?

There's two good presentations on there regarding ADUs.

Not enough current income to move the needle, but all the knowledge required to learn and, if you're self-managing, the always-present "the tenant could move/break/have problem any minute of the day" possibility. 

For what it's worth, we spoke on the phone for about an hour after I presented my offer to her.Any feedback would be greatly appreciated. 

Presentation is everything.

I have connections with great vendors throughout the city and actively search for deals and present them to investors. 

Some humor sprinkled in.