If you are willing to spend a bit more, you can find good homes for the BRRRR strategy, they are going to cost you $125-150k, but in better parts of town and more appreciation.

As an example I have spoken to many and have volunteered to share lessons learned from notes, private lending, or any other type of real estate and first questions are “what will you pay for referral fee” or it costs X to speakWhen I tell them I am not selling anything - they don’t care.

These can at times offer lower than average 30 year fixed rates, eliminated PMI requirement, lower down payment requirements,  and closing cost credits.

I saw many pre approved ADU partner cost over $250k plus site prep for 500sqft deatched ADU.

Maybe i can get seller assist with the closing costs or seller financing on the deal?

The only cost is a 1% fee paid for by the buyer. 

You can cost seg also if you desire additional write offs same as higher cash flow.  

The attorney I consulted felt if I had closed then found the issue that I should collect full cost of the non-disclosure.  

Talking to friends and reading local FB forums, there seems to be a severe housing shortage for rentals, prices seem much higher than in the past, and the market is very competitive. 

if so, about how much does that cost to initiate (ballpark)?