Theres Nothing Stopping me, I could get shot right now and still flip a house lol.

If your borrowing money then you should be evaluating the deal based on levered IRR.

(So a $50K mortgage on each property for a total of $100K borrowed.) 

But if you’re keeping your home long term, you will get cashflow right away if you look at the borrowing costs for building the ADU vs the rent you’ll receive. 

You haven't stated anything that would stop the auction.

You might want to stop in and meet some other investors.

I have access to private money but prior to tapping it I want to fully understand how to go about this in a way that is respectful to my friends,  simple and organized.1)  The house I'm looking at is $560,000 ;   With my credit score being a mess, should I just borrow the 20% down payment ($112,000) ?

A relative found out recently that the lawyer who recorded a lien for them put his law office as the notification address, not their home address.  10 years later when the guy stopped paying, they found out from the records' office that the home foreclosed and they never received notice because it went to the lawyer's office, now non-existent, not their home. 

Generally speaking, the more you borrow the better terms you will get.You don't want to get your only survey's done.

That $18.5 thus would represent tapping into the equity that has been added. 5) The major benefit would be being able to reduce one's HELOC balance greatly almost immediately, and to also soon thereafter take advantage of borrowing on the equity that has been created.