A contractor left a back door open one day and someone walked into the house and stole $2000 worth of tools.

Recommend you go back to square one, and really think this through from an owner's perspective.

The more common one is a flat value for the ADU, like they would for a pool or another bonus.

It's definitely one of those issues that is very specific, and would need to be worked out with Planning.

Quote from @Ryan Konen: Here is one you can use https://eforms.com/eviction/nc/north-carolina-10-day-notice-to-quit-form-non-payment-of-rent/#:~:text=A%20North%20Carolina%2010%2Dday,else%20face%20an%20eviction%20proceeding. 

Once you have done 100-200 deals you can really estimate in you head when you see a deal, so that 100 turns to 5 good ones within minutes and then 1 to get under contact with you to put an offer in. 

@Allende Hernandez what happens if one or more occupants move out and the others stay?

There is one other explanation, being over extended.

Are you looking to do more heavy rehab projects like this one? 

8. 1031 Exchanges: If I sell one of my properties, what steps do I need to take to defer taxes using a 1031 exchange?