The rehab budget cannot exceed the purchase price.For a lower-value Detroit Purchase + a 50% rehab budget, say $50k purchase + $25k rehab, the following type of loan scenario would be a possibility:

This product generally requires an LLC set up and there's financing up to 90% of Purchase Price & 100% Rehab with up to 75% of ARV / after repair value. 

Pick a type of property you can afford and think about making money through rent, the property's value going up, or both.

Bank How did you add value to the deal?

I think finding appreciation in Springfield will be tough unless it's forced through value-adds.

How did you add value to the deal?

They don't seem to have any integrity challenges exaggerating and even lying to gouge their clients.You should review your PMA to make sure it clearly spells out what they CAN and CANNOT do. 

But it doesn’t affect the value at all.

We have approximately $475k equity in our primary residence (2.5% rate for 11 more years - $850k value).

ADUs in my area add a decent amount of value to a property, but I understand.