I’m currently working on my first fix and flip with a partner, and I’m here to keep learning, growing, and building genuine connections in the investor community.Over the past few years, I’ve put together a solid network of resources to support a wide range of investment strategies—off-market deal access, Property Management,  investor-friendly lenders (including hard money under 10% interest and 100% rehab financing), 1031 exchange support, and a contractor team ready to move fast.

My main question is how do people house hack with little to no money down, and is it possible for me to apply for a loan without having a stable income or W-2s , but a stable co-signer like a family member who supports my vision. 

Docusign wouldn't work for this, and I have concerns about the true security of Dropbox and similar cloud storage (contact support for any of these providers and the support person almost always has complete access to your files - doesn't feel secure enough to me for storing borrower social security numbers or statements with bank account numbers visible).In researching how other private lenders are operating, I see many of them have custom websites with (assumed) encrypted backends - as a small lender, the cost of custom web presence is prohibitive and probably unnecessary until I reach a higher deal flow.So am I overthinking this aspect?

I’m willing to bring deals to the table and split if you can help with skip tracing and backend support. 

Aka mid 20s , have part time jobs, and do not rely on family support for rent. 

High Rental Income Potential;       In LA County, you can expect average ADU rents around $2,050–$2,550 per month for a one-     bedroom unit.On a construction cost of roughly $150,000–$220,000, that translates to annual gross rents of $24,600–$30,600, or a 7–15% cash-on-cash return before financing.Strong Property-Value UpliftHomes with an ADU in Los Angeles often sell for about 35% more than comparable properties without one.For a $800,000 home, that’s roughly a $280,000 increase in appraised value after adding an ADU.Solid Cash-on-Cash ReturnsEven paying cash, you can net 10%+ annual returns on your build cost from rental income alone.And financing the project can still leave you with an $8,000–$10,000 annual net gain after mortgage costs.Resilient Demand & Market DynamicsLA’s tight housing market keeps vacancy rates low and rents high, supporting steady occupancy.Regulatory reforms have streamlined ADU permitting, cutting wait times and softening approval hurdles.Tax & Incentive BenefitsYou can deduct mortgage interest and depreciation on the ADU, improving after-tax returns.Energy-efficiency or solar incentives can further lower net build costs.Things to keep in mind if you already own a property and can't afford to buy another.Upfront Costs & Timeline: Expect 9–12 months and $150K–$250K all-in.Permitting & Utility Upgrades: May require separate electrical sub-panel, meter, or sewer hookups.Maintenance & Management: Factor in insurance, taxes, and occasional repairs.In Los Angeles’s high-rent, low-vacancy environment, an ADU typically pays for itself in 6–10 years through combined rental income and increased resale value—making it one of the most compelling "home-owner" investments today.

You can still find properties between $120K–180K that hit the 1% rule and cash flow, which is almost impossible to do in LA.

You can find eviction service providers or legal support à la carte if a situation arises—often cheaper than paying for coverage that goes unused.Tax Considerations:Depreciation: Now that the home is a rental, begin depreciating the structure (not land) over 27.5 years.

Should landlords support demanding the issuance of 1099 as a way to "reward" tenants for having to pay this form of extortion?

It’s been great connecting with you—excited to get things moving and support your goals here in Texas.