Please provide insight as I'm not too familiar w area.

So far I have just been stringing them along asking them to complete or provide documents for me (sellers property disclosure, listing agreement, survey, etc.) and then I pretend I never got them and ask for those same documents again and again and again until they get annoyed and stop replying.

Smart buyers understand the value of a Buyer's agent and it certainly is not just to open doors.  95% of my clients are out of state investors purchasing in a market that they do not know nor live in, they count on me to walk the property, access repairs, provide comps and short term rental numbers, arrange and be present for inspections, as well as my ability to assist them getting their short term rental set up for them long distance.  

Considering your equity and cash reserves, exploring alternative financing options like traditional mortgages or partnerships might provide a more balanced approach to acquiring your investment property while mitigating risk.

can definitely get a hard money loan with 30% down on the purchase and the lender providing 100% of construction 

I like approaching investors or realtors with a property in hand to provide value right away, and even if that one in particular doesn't work with them, they will most likely want to be kept in the loop for the next one.Networking events are another great way of connecting with investors in your area.

Thanks.Previous responses provided some technical details, but I want to quickly paint the big picture.1.

Hey Hakim, Sure thing, one of the main things to understand is that you have to know how ready are you to purchase the business/property, and you do that by providing all your financials to see if you have enough capital and reserves.

Ideally, properties should have separate entrances for the main living area and the ADU, providing privacy.Kitchen and bathroom facilities should be easily modified or expanded to accommodate both the main residence and rental space.

Vern,  I am in complete agreement with you about why there can't be a place on the web (Connected Investors is too busy promoting their in-house lending company Lending Tree, to be willing to provide a forum for this type of thing.