I currently have a property that I am in the process of refinancing to pull money out on a deal I’ve been working on for 2 years.

In need of a developer coach or mentor to guide me thru the process of developing a small residential subdivision in Texas.

For a 2 story ADU, your architectural and structural combined should not be more than $20k for simple design that is not hillside or anything complicated.

It's more than just professional photography, cohesive and attractive design/decor and investing in amenities.

I don't see an issue with this return profile, but it would be helpful to better understand the assets involved, redevelopment process that's proposed and the bank leverage to better vet whether the return profile is realistic.

You can think of costs in two phases… Pre-construction and Construction:Pre-construction costs: $10-15K-Design: if using a stock plan, the design work costs about $5K.

Zillows "zestimate" is an example.Lenders sometimes use them to expedite loan processing  and waive appraisal requirements.  

For sure, the "Underwrite" process becomes a bit more personal at that point.

Those places are full of false information designed to attract eyeballs.

You will have to get a lawyer to help you with the process.