Have they committed to a test drive of the idea, even in one building? 

Cross-check your ARV with real comps before committing - I use a mix of Redfin and tools like PropLab that auto-pull adjusted comps to sanity check my manual analysisKeep building - the best investors I know all started with their own spreadsheets before using any tools.

Getting a new LLC is just not that hard, and its much cleaner than trying to add to your existing one, especially if they would have to buy in. 

Show commitment, and experienced investors will take notice.

Overall, run the numbers with both short-term cash flow and long-term appreciation in mind before committing.

Right now, I am only looking for 100k to borrow.I can do a cash out loan on an existing rental property at under 30% LTV.

If the broker tells you they "wont ask about who's renting" and you sign a statement to the effect above, youre committing mortgage fraud.

They told me that ADU is less than 500 sq ft and that a permit is not required, on the existing survey is not there so title company is asking for a new oneAlso I am currently focusing on 2-4 units since I am planning on using my fha loan and house hackthe zip code is 79903 

Buy with seller financing with sweetheart terms ( assumable, 0% interest rate Seller Financed Note) and sell wrap note higher interest and or higher price for providing financing to buyers who would not qualify for conventional loansSell a property with an existing low interest mortgage utilizing a mortgage wrap.

I'd like to see the whole deal broken down from start to finish'.I would want to see that before I even commit to a meeting.Beyond that, do wider due diligence on all parties involved.