Building an ADU is a nice way to add value but you won't get that funded by a lender. 

If you want to talk thru this, or work with a lender that does not require you to be a part of the loan, let me know!

Quote from @Patricia Steiner: There are several lenders who offer low/no closing cost options for first time homebuyers.

The primary thing you're going to run into is whether or not a lender, at purchase of the property, will allow there to be a secondary lien on the property.

No (institutional) lender will finance 100% of your purchase price as a purchase, all lenders want "skin in the game".

I do have a good relationship with a local lender, but not for a business line of credit. 

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Aim for 720+ for best rates, I suggest start building relationships with your local lenders.

I have access to a huge community of real estate investors, private money lenders, ect.

The other challenge is selling it, there is a smaller buyer pool for hospitality in a small market but that was known going in Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?