You can use your commission to lower your closing costs or buy down your rate.

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Hi Ian,The best way to get this done is to refinance into a hard money rehab/construction loan.Not sure how much equity you have in the house but the ratio would be as following.75-80% * (Value of home+Cost of build/rehab) = Total Loan AmountWe would payoff the initial note (+ closing costs if loan amount exceeds construction budget & payoff), the rest would be in an escrow account for you to draw from as you complete your project.I would love to connect and discuss further on the details of this scenario!

In addition I have yet to encounter a seller cost of value add being as high as my conservative cost Projection for the value add.

Hard to say whether ALL lenders would offer that, but if you are looking for something specifically feel free to reach out.

Better yet, get a Pro membership and then they are free.

Each option has its pros and cons, and I'm hoping to get some insights from this community to make a more informed decision.Option 1: Building an ADUPros:Increased Property Value: An ADU can significantly increase the value of my primary residence.Control and Proximity: I can closely manage and maintain the property since it's on my land.Potential for Higher Rent: ADUs in bay area can fetch a good rental price.Flexible Use: ADUs can serve multiple purposes – home office, guest house, or rental unit.No Additional Land Purchase: Utilizing existing property means no extra cost for land acquisition.Foundation improvements: I will get an upgrade for my foundation which increase house stability.

And their investment at cost would be earning 17% + !

Adding additional assets, a familiar market, buying a house "for free" as I call it, and gaining experience with lower level of risk How did you find this deal and how did you negotiate it?

Also, most of the stuff your list is low cost which is great, but once you start getting the deals and paying yourself back on the direct mail, double and triple those actions too (of course when you to a place financially that you can do that effectively).