I'd appreciate the chance to speak with someone who's done this- ADU development- in this area, either in the City of Walnut Creek specifically and/or someone who's had to experience with being in an unincorporated county area in general. 

If you were to use AirDNA paid version as a starting point you could find specific properties and their trailing 12 months of performance. 

I'm using sites like airdna to help analyze deals but would like a little tip on how to navigate local licensing (if needed or not) and how I could maybe start one in Madison specifically what hoops I need to jump through?

Apples and oranges.And we were very nice....just offering an alternative.... :-) 

if you have BP Pro, there are lease agreements for each state prepped by state-specific attorneys!

Alternatively you could do the same as above except you borrow your partner the other 4% to make you 50/50 partners but use a pro PM.

Provide specific details about your ideal rehab process and your expectations.

Appreciate some feedback.I had a tenant, ironically also in Gaithersburg (hope it’s not the same person because she was a pain in the *** lol) but she wanted a new carpet we paid half, she paid her half via us uppping the rent $50 over what it otherwise would have been, so that’s always a creative option, however I wouldn’t want gas at my property if I could avoid it, always a risk of a leak or worse so I’d probably lean towards saying no to this specific request. 

Is there a specific reason why you are looking for a non-recourse loan? 

Maybe use AirDNA for a specific area if you are really interested.