The dollar amount someone is willing to pay entirely depends on the mentees goals, communication style and learning approach.

Alternatively, you could rent out the garage ADU and live in the main house, depending on how much rental income you're looking for and the style of living you're comfortable with.The reason a garage ADU is more powerful than a new detached ADU is that most SFRs in California already have garages and it's generally less expensive and faster to convert a garage than to build a detached ADU.

So, no down-side and only upside potential to take this opportunity to EVLOVE your communication style, to accept the leadership role you MUST hold, and communicate like a leader. 

Hard money style is faster and more efficient .

But they're in good locations, we have furnished them with a little bit of style, and got professional photographs. 

Honestly, I don't think I would close more deals with a contract in hand anyway because most want some time to think about it and it's not my style to talk them into selling.You can use a state approved contract for your deals or have an attorney draft one up for you.  

Owning a home is a life style choice not a investment.

The bank foreclosure auction is much closer to a cattle auction (my upbringing is showing itself here)...fast pasted, a true auction-style.

Obviously very new to all of this so I know it may take me a bit to figure out what I really like, but initially I know I want to get into buy and hold, and I would love to do that with more of vacation rental style vs the traditional buy and hold.

So this property needs some work (cosmetic, paint, updated fixtures, landscape, hip styling) and I can get a loan for it and pay for the rehab expenses out of pocket.