I got into detail of what they were looking for first.. then I qualified that they had the money and were ready to go ( like a good car salesmen does) then I picked 3 properties ( back before the internet ) One I knew they might like one that pretty sure they would not and one I knew fit all the criteria and they would buy. then I asked for the order point blank and wrote it up usually on the Hood of my car.. contract with NCR paper and off er went to escrow. 

Even if you go to small claims court and win, sadly you are unlikely to see any of the money.

@Ross Hayes I know it’s difficult wondering what to do, as I’ve seen my fair share of pet damage, but honestly once you put some screening processes and money attached to it, you will see that majority of pet owners are pretty good. 

You will probably pay transfer taxes to do this though. 

@Laurel Williamson There are no major tax implications and any interest payments can be deducted by the LLC.

I was young and had saved some money.

My question is regarding finding a hard money or private lender that lends with notes as collateral instead of just properties?

Nevada has the 4th lowest property taxes in the U.S., with no reassessment upon sale, unlike California. 

My Tax advisor suggested I keep the ADU under my personal funds and not my LLC or Corp.

Companies that project for these listings may include fees and taxes that have nothing to do with your earnings.