He will be totally hands off and only role is to provide money.My goal is cash flow and another investment(same as my father).I have limited free cash on a tight budget but have access to a heloc loan for expenses if needed.

Some investors are hands-on and some are not.

Chances are you have someone with honor transparency and integrity on your hands and that is very rare.If the answer is no... well, if he lied to the homeowner, why would you think he would not lie to you?

Mostly a single ADU added in a single family zone area will add less value than the cost of the hands on addition.Depending on the financing my underwriting with a high LTV (80% LTV) for $200k would be cash neutral at a rent point at about $2200 when allocating for all expenses without including any land value.  

Appreciation on the other hand is the biggest piece of the real estate pie.

Are you trying to hand your “friend” a 50% taxable gain that you’re going to keep?

Put your hand in see for yourself....and I've been saying "EasyExcel.

I plugged them into Invelo to find the owner information and have begun sending hand-written letters.

They had equity in a rental and wanted to try their hand at flipping.

I've largely stayed away from the "sub-to" buz word, but I have done a couple sub-to flips knowing that I only needed to hold onto them a couple months and I was prepared to pay off the notes if they were called.Sub-to for long-term hold on the other hand has me nervous.