Either another live-in-flip or a brrrr project. 

I have a good plan for the funds that will allow me to earn a greater amount of cash flow (building an ADU at my primary) and I am excited to start work on that project.

Before I get started, I should mention that my dad has developed and rehabilitated nearly a hundred affordable housing projects over the years. 

I don't know much about out of state LLCs but in CA there's an annual $800 fee just for having an active LLC so I'm definitely trying to avoid that since this would be a pretty small project and that would be a decent chunk of cashflow.

We are starting to partner with other investors on projects, so the topic of finish comes to the table from time to time. 

I recommend you reach out to an agent that specializes in working with investors, or find an investor who is willing to partner with you for a project.

Even if you are successful, lawsuits take time and if you are waiting for the money to finish the project the carry cost will eat you up.

However, two things are going to make your project a success or failure:  (1) Your ARV is realistic and (2) You don't go over budget on the demo. 

Sounds like you're motivated and ready to tackle this new adventure...you're in good company here!

Sounds like you're motivated and ready to tackle this new adventure...you're in good company here!