ADU's are much more mature in certain markets and are able to be financed more easily and built cheaper.

And of course I have to win it if anyone else bids and pay with verified funds.

Your CPA can do this very easily and provide you documentation for your record. 

Classes will be held on 9/9, 9/16, 9/23, 9/30 from 6:00 pm -7:00 pm.During these jam-packed small group classes you'll:Get YOUR questions answered with exclusive access to our team in a personalized settingLearn how to define your goals, pick your strategy, and choose your marketAnalyze deals and determine a good deal for YOUDeep dive into investing in the local Sacramento marketLearn what it takes to write WINNING offersUnderstand the escrow process once your offer is acceptedPractice the mindset needed to take ACTION and move ahead to become a master investor

Being a cash buyer in this market who is willing to make a winning offer helps even more.

So, if the property is worth 100K fixed up, and finished, you can easily cash out 75K.

There are actually condos that should easily meet the 1% rule rented out entirely that aren't that far from the base and aren't in bad areas(!!!). 

I'm sure you can find a used one of those on FB marketplace pretty easily.

I thought $2000 would be a win for them. 

For someone with earned income or assets you can peruse a garnishment of wages to get repayment of a judgment fairly easily. 3) Do not assume because his income is guaranteed that this means your rent payments are guaranteed.