So they just sheetrock over it....tape...bed...texture. 

Seasoning is just the lending industry jargon for a waiting period.

Last tenant was paying $2300 but now I am clearly struggling to lease it even at $1900 (reduced from $1950 just yesterday)https://www.zillow.com/homedetails/2305-Windsong-Trl-Round-Rock-TX-78664/29568681_zpid/?

Just out of curiosity why are you looking at local credit unions specifically?  

Does that just increase your hold time, so decreases real estate activity?

We have recently split the PLP meter so that the tenant would be responsible for there own utilities ( gas & elec) just like the other 2 tenants. #1 Can a tenant have all these programs making payments on their behalf?

All prices are per sq ft, labor and materials, based on 800 sq ft unit:Demo $1Paint  $3Electrical $1.50Flooring (LVP snap and click): $4.75Granite $3Appliances $3Cabinet refinishing: $1Tub refinishing $1 

You're just wasting time having a discussion with these crooks.

Is there a lender that will loan just the purchase price, collateralized on one of my properties (2nd position, well under 70% LTV) so I can bid on it? 

I've reviewed the ADU rules on some of the different city's websites, now I realize how much variance there is just within the county...For example, Santee has a new owner occupancy requirement that will go into effect on any ADU's permitted after 2024 and a strict no STR policy, La Mesa on the other hand seems really ADU friendly.Does anyone here have recommendations on which cities in SD county to avoid and which to explore for ADU's?