But I do like the concept.

Two of the more common/simpler options are to do a cash-out refi or a HELOC.

Realize this isn't fitting the BRRR or no money down concepts, but you will need to develop a track record with the property or collateralize your existing assets or show a personal revenue stream.Another option is to reach out to your Financial, Bank and Legal contacts. 

Also, I'm not sure if you're familiar with the concept of private mortgage insurance (aka "PMI"), but most lenders will want you to pay for that as a monthly expense if you put down less than a 20% down-payment.Those are the things that jump out at me first. 

I understand the concept of how to pursue Off-market deals: Driving for dollars, yellow letters etc.

Hey @Kristina Tea, if it's an retail, office, or open concept then you could partner with a local coworking operator through a management contract.

Now if you’re hiring an “ADU contractor” you’re looking at double the price.Cap ex, same concept.

My concept would rely on using HML for initial acquisition, rehab/rent, and refinance within an LLC.

Make sure you have an operating agreement,  It makes ownership changes a lot simpler since you can change the Operating Agreement only

I am a homeowner so I get the concept of buying and selling a house, but I could use some pro pointers on do's and don'ts, what you wish you knew when you started, and abut how to get started.