It's not happening.Now, the example above is obviously just a vanilla purchase with 20-25% down and a very light or no rehab.  

For experienced investors, I can lend up to 100% of the purchase price, 100% of rehab (on light, 1-4 unit rehabs), as long as you have a solid enough deal where the loan-to-ARV makes sense.

The main issue is that to do the ADU you have to spend so much bringing other items up to code like electrical, plumbing, lighting (windows) and egress.

I can see this industry moves at the speed of light and it's a bit overwhelming... once I get my ish together I would like to connect.

Light the beam! 

What type of lights do you have that are $250 more than usual (was this over the course of a month)... 

The guy that turns on and off the lights in the P&G lobby has a couple million in stock.

Lots of investors simply want to go "bold" on all of their projects by using sharp color contrasts, busy tiles that catch your attention, and modern lighting that looks like it belongs in a hotel.

I walked all the nearby comps, gave the seller my opion/list of what his property was "missing" (fenced yard, light staging, add a 3 board fence panel and landscaping here...) and advised him to get a surveyor to mark the lot corners...The previous agent had not suggested they get a surveyor to mark the lot corners when he bought the property to flip....there's a chance the house or driveway may encroach the neighboring property.  

All for a sign as long as the property looks occupied...leave shoes near the front door, have exterior lighting, and at least a RING camera.