@Brian Adams so basically my plan is to use my agent, who is willing, to write the offer, use transactional funding to double close to another investor on my buyer's list.

Furthermore, I got to personally have conversations and ask questions to experienced investors like Sterling White, Brian Burke, Matt Faircloth, Brandon Turner, Brian Murray, and more.

The truth is that most agents are terrible, but you are likely not finding the good ones because you have a preconceived notion that they all suck.Some questions for you:If you are a cash buyer, did you show proof of funds to any of the agents? 

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.

Building ADU , cynically, is like we're subsidizing California government for housing problem that they're created lol but that's my personal opinion.

Before the work could be done, I had to set contingency funds aside in case something went wrong.

My issue is i currently do not have the necessary funds for the down deposit for the purchase.( Roughly 20-25%). 

Personally, I don't have any issue investing or managing over there.

I personally love the Step Brothers themed bunk bed room! 

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.