Things that would be helpful to know: how much are your holding costs? 

Construction costs are around 300K and the comps are at 500K plus. 

Delays, unforeseen repairs, and underestimating budget up front are all much more dangerous occurrences once a gap lender is involved. 

The big issue is building a single small residential unit is the most expensive residential development.Here is a list of why adding a single ADU in single family zoned areas in my CA market is typically a poor RE investment:1) The value added by the ADU addition is often significantly less than the cost of adding the ADU.

For me, I could handle the increase in cost and still pay much less than If I got a 4/2 SF.

he does some incredibly detailed walkthroughs on BRRRRs and flips and he covers the types of costs that are often overlooked. 

We had a discussion about the costs I have endured and the low ball offer to cover expenses for going 5 months past contract deadline but haven't heard back. 

The cost of admission was worth it as I was able to make really good connections with a lot of people both in the program and not.  

I'm looking for super low cost, or preferably free.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!