@Randy Fitzgibbons - I'd recommend going with contractors who have experience with deals like this AND have experience working with banks/lenders for 203K rehab deals.

DM me and I will send you contacts for; attorneys, lenders, and accountants they have previously used.

Non-passive to achieve this level of return.Add the addition of the ADU makes the main unit rent controlled if over 15 years old.the work to add an ADU likely exceeds the effort of a brrrr that can achieve infinite return  Experienced investors are adding multiple ADUs by leveraging items like bonus density, committing units to affordable housing, etc.  

Nevertheless, a facility is on the horizon and I have now started a non-profit with family to begin a secondary path.

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

Even if you venture into new markets where you're not the local you can still find those partners (brokers, architects, engineers, contractors, lenders, etc.) who are and have the deep roots and insights.   

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

Non performing assets are why the notes are so cheap and give great returns. 

After some issues with the mortgage lender not doing their due diligence until the last minute they put in some of their commission to support the closing of this property.

Most of the lenders I work with (provided you have experience and a credit score over 660) would do up to 85% of the purchase price and up to 100% of the rehab costs, provided this doesn't exceed 75% of the ARV.As for the idea of selling the land, great idea.