Another resource on bigger pockets is the list of hard money lenders found under "Network" >> "Hard Money Lenders".Another option which would most likely provide the most value would be to find a local real estate investor and offer to help them in any way you can (sometimes you don't need skill and just need to offer your own time) in order to gain experience and then also ask them if you can bring them a deal that would fit their criteria, if they could partner on it with you by providing financing with you providing the "Sweat Equity".Best of luck on the beginning of your new Journey!

I'm considering looking for someone who could provide funds and I would provide the sweat-equity and we could do a double close on a property.

Don't sweat the minor stuff.

Sweat equity.

Likely to loose all their equity and all their sweat equity.   

If how bad you want it requires you buying something really cheap ($30k or less) that needs a lot of rehab and so you have to live in it while you do the work yourself to create sweat equity. 

It is my opinion that there are many investments that are likely to achieve better returns than a hands off ADU addition in most areas (there are exceptions).Note if you take an active role such as a developer, GC, or skilled owner willing to work to achieve sweat equity, then an ADU can avoid the initial negative position.Good luck

I am hoping I will be able to put sweat equity into the property and raise rents, but there is never a guarantee.

Put in some sweat equity to increase rents while you live in one of the units.

Not sure what people you are talking about, but starting with 100k and BRRRing into retirement in a few years is unlikely unless you can live on a really small monthly income or worked like hell to combine that 100k with other resources (sweat equity, partnerships, etc) to grow rapidly.