We fund with a combination of Hard Money and Private Money.Hard Money will provide financing for 90% of the purchase price and cover 100% of the rehabilitation costs based on a draw schedule.

I asked to drop the purchase price to 25k to cover my bases on the fernest and other stuff. 

Of course tenant attorney says there is no cause, tenant pays and there is no merit to the termination.Termination letter served (sent by PM 90 days prior that puts end date at 2/29/2024) is based on a lease paragraph stating tenant did not abide by lease regarding “agrees no drugs or other illegal substances will be used, manufactured, sold, or distributed, on, or from the property.”

DSCR loans or Asset based loans would fit your scenario well.

@Emil Pinlac - we're based on the Bay Area so prices may be a bit lower in Sacramento but we've done a few projects in a similar price range as @Whitney Hill mentions - $150-200K of project costs for ADUs ranging from 500-750 sq ft.

I can listen to books and educate myself on whatever I want while at the gym, in the car, etc.A couple I'd recommend to you based on your post are..FLIP - How to Find, Fix, and Sell Houses for ProfitThe Book on Flipping Houses How to Buy, Rehab, and Resell Residential PropertiesThis book is not currently available on Audible but a must readThe Book on Estimating Rehab Costs - J ScottBigger Pockets has become one of my best resources.

And, while that's out of their control, modeling a conservative base case that assumes the same exit cap, or a few points higher can make all the difference. 

I personally have never had any architect or structural engineer bid any of my projects or that of my clients based on a percentage of the construction, it is always based on time which is subject to complexity.

@Mason Myers Pricing will vary quite a bit, based on several factors.

Quote from @Joshua Posada: Im open to other areas.What do you have in mindI'm based out of the Pittsburgh area would you consider Pittsburgh?