Double your money on your 60% left over. 

*Note* In NJ I will qualify for grants up to 22k to contribute at closing- In PA it would be closer to 10k (Money leaves my pocket at closing)I’m open to all ideas and advice as I’m going to get started this year, sooner rather than later.

I agree with the person who said they are likely short of money and grasping at straws.

So should your facilitator.4) As a trustee, you can now write a check or wire money into any investment that follows retirement plan rules (no artwork, collectibles, alcohol, insurance, etc., and no disqualified parties).

I don’t want the property to appraise low and not have enough money to get when I cash out.

Would it make more sense to move the money we make from selling to a different property that could potentially increase our cash flow? 

You're either doing it yourself, spending a little money and hiring/managing someone else to do it, or you don't do it and let the leads rent from someone else.

During this time you are not generating any return from the money invested in the ADU.

When my business partner and I were still flipping we bought a couple through Auction.com and we always used a private money lender to fund those and our other flips. 

Get busy making money.