As title says, I'm in the beginning phases of gearing up for starting a 700 sqft 2nd floor garage space into an ADU.

There's a great A2 area investors meeting you should start attending!

Obviously I don't want to cash out refi and start paying a loan and then wait for an opportunity.

Then you can start turning over dirt.

I started investing in real estate in 1978.

I am very impressed with the experienced professionals here and am glad that I stumbled upon this site. 

Prior to house hunting it would be best to work with a lender in getting pre-approved to have your financials reviewed so you know the maximum price point you can start a property search around. 

Start in the same neighborhood, if there aren't any, go out to 1/2, 1 mile, 2 miles IF needed.

@Scott Eadiewelcome.i'm not sure what your question(s) are.can you start with a house hack? 

Start to finish it takes 2-4 months in Virginia.