When using your credit to secure a loan for the ADU addition, the terms are typically far inferior to acquisition rates. 

Since I don’t have $50 million to invest, I would be stuck with the “ imitators”, the managers with inferior track records, the funds with higher fees, the investments without quality deal flow, etc.  

As far a buy and hold goes, down payments are the stopping point.You can only buy (and hold) what you have a down payment for.Some people (when the market is right for it) will flip.Those who know the rules of this game, and are hammer swinger types may have an advantage in this area vs someone who has no sawdust in their blood.If you have no idea of the difference between a Radial Arm Saw and a Chop Saw, or what exactly to use to caulk a wet location, your communication with your sub-contractors might not be very clear all of the time, resulting in inferior (to what you wanted) work, or costly re-dos.In my opinion flipping is more like a job, where you can either live off the money, or use it to buy and hold income producing real estate for your portfolio.Just my 2 cents. 

Don't forget to include the cost of your own time (it's not free) and that you may end up with an inferior product in the end.

(I am a real estate tile examiner) You need to look over these documents to determine the subordination and the lien priory to make the determination who holds lien priority and which inferior liens are wiped out. 

From what I've gathered you're building the base (foundation, plumbing, electrical) just to install an inferior house on top.

I HAVE an SEO company BECAUSE it is the best lead generation method.I always wondered why the HELL anyone would start a DMM company when it is so friggin stoopidly obvious DMM is inferior.

The problem is that they will likely have inferior product to what you will find from other lenders.

Since it happened on both tubs my guess is a consistent but inferior installation method such as using foam instead of mortar as a bed.

ALL this  being completely normal to you... and then you look at others struggling with DMM, fighting with sellers on the phone, spending weeks and weeks trying to make ONE deal happen.. would you NOT also consider all these inferior methods SUCKED MONKEY BUTT through a straw?