As far as whether to approach them with or without an agent - approaching them directly without an agent can save the seller probably 2.5-3% of fees, which give you some room to negotiate on the price, but you need to be confident that you are capable of evaluating the property value, estimating on the amount of work that is needed, knowing how to negotiate/ structure the deal, and navigating the closing process.

Make sure you understand exactly what they want to see and when, all through the build process.

I'm in the process of all my research and just want to learn all I can so the more information I can find, the better. 

While I would like to add an ADU  I do not have the time for the permitting process.

Any HML will want answers to those questions plus a rehab budget before getting you a term sheet for a fix n flip loan for this property.I close these types of loans all the time, if you have any specific questions about the process don't hesitate to reach out.

Became a real estate agent after I fell in love with home ownership processes and out of love with my 9-5.

My credit got negatively affected but we’re in the process of building hers ( she had no credit nor bad credit) I think we’ll have her credit above say a 700 in the next 6-12 months.

In the process of analyzing deals, I reached out a property manager for his fees.

If your current deposit already equals one month's rent, you can't request additional funds.Keep the lines of communication open with your tenants, explain the process clearly, and you'll avoid any misunderstandings.Good luck!

They’ve just been telling me it’s been processing with Underwriting for three months now.