Ie a property with 0 repairs required, then a house with small repairs, then a full remodel flip  that included adding and permitting new bathrooms, removal of walls, doors, windows etc etc. 

It may pencil on paper, but you'll likely be underwater net of all costs of truly owning a physical asset.

We only loan EMD on a wholesale basis that has an inspection period of 14 calendar days and requires mutual release of the EMD funds; it's in the contract.

Plus MLO requires full FBI background and personal financial statements to qualify..

Each lender has their own standards or parameters, such as draw period, FICO required, whether it is interest only or principal and interest, whether you can lock a portion of the HELOC or it is all floating interest rate, etc.

This weekend, I'm dedicating 15 hours to complete the necessary requirements.

Foreign National is generally ran through DSCR since it does not require income. 

Is court  involvement required?

Florida statute 713.08(5) requires a claim of lien be recorded within 90 days of last providing goods or services to the job. 

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.