I have partnered with individuals on fix and flips but my goal for 2025 is to buy my first LTR.

The replacement shelves were ordered individually, I was charged the initial inspection fee to tell me the shelves were missing, the cost of the shelves plus markup by the PM, and $67 an hour to "install" the shelves. 

HELOCs are not available because they are residential loans guaranteed by individuals and what you seek is a type of commercial loan or credit line which are available to seasoned companies with proven financial track record.

Hey, I’m looking to connect and network with private individuals who lend money on real estate deals.

However, nothing prevents two parties from owning % of that lot and living in each building (one in main and other in ADU), creating tenants in common.We may soon see the first individually financed (30 yr mortgage) ADU in LA this year and it will be very interesting.

We often need to ask the right questions to help determine the best route for each individual.

Best you can do is individually pull title on properties. 

This is some of the most desirable and difficult to develop real estate in the country, owned and operated by many of the most powerful and affluent individuals and corporations on earth.

We have done it both ways where we fund purchase and they cover rehab but if the individual is less experienced we do not do it that way, we have them put more money into the deal from the start and fund the draws, reason why is we also had a deal where the person said they would do this and never did anything and property sat and loan matured and it was a pain.Just recognize you will still not get 100% financing for the purchase, so you are putting money in up front. 

I think finding other value adds than ADU additions are likely to be the superior investment versus adding a ADU.Best wishes, especially wishing the best to all the fire victims.I believe the market around north L.A. is one filled with some pretty well healed individuals.