You can expect that you will be required to build roads, sidewalks, storm water control, utility taps, street lights, street trees as well as recreation fees as part of the development process. 

The main issue is that to do the ADU you have to spend so much bringing other items up to code like electrical, plumbing, lighting (windows) and egress.

Non-tangible property includes buildings, land or other inherently permanent structures.I get a lot of questions on which group specific assets belong in, so I put together a list to help.Non-Tangible PropertyBuilding (27.5 or 39 Year Useful Life)Land (Non-Depreciable)Paved Parking Areas (15 Year useful life)Swimming Pools (15 Year useful life)Fences (15 year useful life)Bridges (15 year useful life)Exterior Landscaping (15 year useful life)Docks (15 year useful life)Sidewalks (15 year useful life)Tangible Personal PropertyMillwork or decorative trimCarpetAir Conditioning equipmentShelving, cabinets and display racksAccordion doors and partitionsWall coveringsInterior landscapingNeon or other signsDecorative and business specific activity light fixturesGenerators, machinery and kitchen equipmentWindow treatmentsWhat other questions do you have regarding cost segregation?

I am trying to get more direct to seller leads as most my leads come from other wholesalers who don't have buyers like us.

I think John Bianchi and Taylor Jones are both lights-out good in the space, but the buy-in to hire them is steep and it should be.

We are taught to defer to the City zoning departments and to direct buyers to that department for their own due diligence. 

Natural lights (Windows + Skylight) and kitchen island get you the best ARV ;) !

If not, I have included an article below that sheds light. 

CAn some one shed me some lights on how foreigner can invest in Duabi, which firms that I can go through, who are reliable and keep my investment safe and able to get some decent returns, and what are the tax consequences for earning potential from outside the country?

Loan-to-value allowances vary, but seem to top out at 75-80%, and even that figure can be misleadingly optimistic in light of the appraisal difficulties (described below).