Each hard money lender has a different requirement when it comes to submitting a SOW.

I was actually just ripped off by a investor out here as same result but led up differently. 

Hey Michelle, have a couple different solutions for this and the purchase as well.Send a message for more information!

There are stages in a foreclosure and each  stage provides different opportunities and challenges.

Your ineptitude may amplify your losses:(You're also jumping to assumptions.We've had out-of-the-county investors that we could NOT legally send funds to because they hadn't supplied us with the IRS required documents - and they didn't respond to our numerous communications to get them.Once we obtained the proper documents, we sent them their funds - by the way, we did send monthly Owner Statements, so they had the info to see what was going on with their portfolio.So, that brings up another question - what information have they been sending you and when have they been communicating?

I know certain cities have different ordinances/rules for building ADUs.

They are 2 bedrooms units though and typically does attract different tenants than 1 bedroom units do.

Others may have a different opinion, but outside of a seller carry back up to 90% CLTV (still require some skin in the game, unless you go true hard money) 2nd liens on real estate for purchase transactions in the manner you're seeking are very difficult to get a loan against, whether it be a secondary market lender (private equity fund, balance sheet lender, family office, etc), and usually are seeking larger transcations ($1-3MM +) in this space, and are still capped at a max 75-80% CLTV (still wanting skin in the game).# 4 usually requires more explanation as its newer to the market (DM me if interested in discussing these options further), but all 1-4 appear to be potential options for you based on the limited details. 

Honestly we would be ok taking a small loss and coming out of pocket for the difference and just consider it like a monthly retirement account contribution.

I have thought about getting a card through a box store like Home Depot but don't want to be limited to the benefits of just one store, as I buy multiple materials from many different vendors.