And again, this is still not including any capex/repairs.  

In California, diverse housing options are encouraged, including Accessory Dwelling Units (ADUs), reflecting a broader trend toward inclusivity.

For example, if in-unit washer/dryer hookups are the norm, I would include the actual appliances as a simple way to exceed the expectation.

75% of ARV is the max you want to go when you include all your costs. 

In theory, the lot is "free" - although there are most definitely costs involved in the process and I have seen comments about this that are dead-on: you don't get a break just because you are building a small house.

A quick eye ball measurement tells me the total counter SF including the backsplash is no more than 24 ft of material.

Will use my lender Ryan Deasy at Capital Three Sixty who has already done (or in process of doing) 7 other loans for me including a 3 property portfolio refinance.

Including buyer agent commissions in financing deals is crucial for keeping the dream of homeownership alive, especially for first-timers.

My thought was to block Saturday check-in/check out up until a few days before that date, allowing me to capitalize on bookings that may include the Saturday.

These loans take more time, require more docs etc. 20% down requirement (you are closing one time for the construction -- includes land -- and the permanent loan).You could expect rates in the 11-15% range for HML/PML.