I am going to come at this in a different light.

For experienced investors who have done 5+ similar rehab projects, I can lend up to 100% of the purchase price and 100% of the rehab on light 1-4 unit rehabs. 

Just starting to ever so lightly tread into the water....

I put $6000 into repairs, mostly paint, new light fixtures, new appliances, painting cabinets and fix a small leak coming from the roof.

Hey Tyler we hate to hear that your experience was negative sincerely we would have hoped that we could have come to a resolution we know that you and your partner had made a request that we do $800 of work that was unfortunately not in your scope of work at the time we had exhausted $4900 in additional work to ensure the property was to satisfaction which included a new hood range upgraded lvp flooring additional framing  new window and a paint upgrade from a single color format to a multi color format and can lighting all of which was never in the original scope and unfortunately when we requested that we do the work you declined I’ve attached before and after videos of the home for reference https://www.dropbox.com/scl/fi/h0ddll4cyp5g5gq12o73s/Video-J... always twos sides to these stories.. 

Rod is an ACTIVE mentor, which takes a lot of time/energy. 

You could create an operating agreement granting one of you the powers - but it is a fair amount of energy/time/activity for someone to manage and find deals.

It's not happening.Now, the example above is obviously just a vanilla purchase with 20-25% down and a very light or no rehab.  

For experienced investors, I can lend up to 100% of the purchase price, 100% of rehab (on light, 1-4 unit rehabs), as long as you have a solid enough deal where the loan-to-ARV makes sense.

The main issue is that to do the ADU you have to spend so much bringing other items up to code like electrical, plumbing, lighting (windows) and egress.