My concerns starting are my lacks of funds, investment experience, and VERY poor credit.

Once I announced that I would require an application fee and run credit/criminal background checks, the calls dropped to a few a week.

If an edge is taped poorly, you'll see the deviations from 90 degrees most easily sighting along it like this.

Just tried Peach State Credit Union, from their website it looked like a great option so I went to talk to them in person. 

I’m using a personal line of credit to fund the transaction.

I’m talking about 800+ credit score, proof of concept with correct bids for the build and correct ratios, and need for specific niche in the area.

Our credit is just below the necessary number to get a mortgage now. 2 months ago they had a cousin who was going to buy it and we were given a 3 month warning that we would need to find a new place.

Most tenants here have bad credit and they lease because they can not afford a home. 

My mil has excellent credit, 800+, with no debt.Any ideas on how make this happen.Heloc would be great, but the 15 year term makes the payment too hight.A 3-1 ARM would work, with co-signer, as we would refi after the second year with solid rental history adding to my mil's income so she would qualify at that time.Below are some quick numbers for this project$180k - ADU Budget$142k - Current mortgage$942 - Current monthly mortgage$585k - Current Value of home/property (no including basement refinish or ADU/Garage)$1800 - market rent on ADU$500 - current walkout basement rent ($1200 market)$2200 - mil's fixed budget (PERA retirementThoughts?

So figure 4 to 5k is what you need to offer a lender up front and an interest rate for a low balance loan.. or just get friends to do it or put them on a credit card.