The result is that the cost to add a hands off ADU is much greater than will be added by the ADU.  

The effective amount you would be paying is less even though the top line sale price is more. 

Lots of good advice above. 98 percent of wholesalers don't even know how to evaluate rehab costs and have no access to get the true ARV and don't care either way, they are just trying to make the biggest spread instead of finding the best win-win scenario.

Despite these challenges, the successful sale at $39,000 highlighted the importance of strategic planning, effective marketing, and strong partnerships in achieving quick and profitable outcomes in real estate investments with Partner Driven.

It is fairly low-cost and efficient (you can always scale your entities as you grow; there is no need for an ultracomplex structure at the outset), but it is essential to ensure that entities are appropriately maintained. 

I was thinking perhaps it would be easier to just bring a general contractor to walk the site and provide an estimate on all the rehab costs, rather than to find separate contractors for each specialized task.For those of you who have worked on fixer-uppers, did you bring a general contractor to walk the property with you and give an estimate on rehab costs?

I'd like to explore card operated laundry to provide that as an option for tenants, to offset the cost of running the washer and dryer while I pay for utilities. 

We thought about doing a cash out refinance which would give us roughly 40,000 after closing costs.

After the construction is over there will be no loan, just cash flow, which would results appx. in 10% after all other costs deducted.

Also, I know that by law real estate agents have to disclose if things on a property are unpermitted to allow the potential buyers a chance to back out of the purchase if it's too costly & the real estate agent who sold my friend this property didn't say anything about any of the 3 out buildings that are on the property.