I forgot to broadcast it out on BP, we got together last week.

@Jazmine S. with either a Hard Money Loan or a Conventional Rehab loan the money is normally paid to the contractors in "Draws".  

Remember that it is a major rule of thumb that is usually compared with other properties and is usually looked as normal in that area.Good luck to you!

I am curious if I should analyze this property as a normal multifamily, in the sense that I should consider a split multifamily with 3 separate houses to be the same as one building with 4 units inside.

I would normally do exactly what you said, except, I'm so cheap, I'd probably end up doing all the painting myself and paying the savings to my chiropractor after throwing my back out! 

What is your cost to build 850 sf ADU, compared to your normal 2,000 sf build?  

I've purchased a number of properties before and I'm familiar with the process through normal RE channels.  

It takes time and flexibility which 9-5's don't normally allow for.  

If you can save for a 20% contribution you may be able to utilize HML for a flip that would hit numbers to allow you to refinance out of the HML and into a normal mortgage to house hack...but you will still need to yourself, be able to qualify for that mortgage. 

Difficult for any normal retailer to compete.