You may wish to confirm that the new 401k provider will handle the ongoing compliance support such as any required 5500 filing (e.g. 5500-EZ for a one-participant plan with assets in excess of $250,000), any required tax reporting (e.g. 1099-r in the event of a distribution or in-plan Roth conversion), mandatory plan updates and amendments, etc.4.

So @Doris Jin Huang is probably weighing the options because of anticipated depreciation recapture and or excess gain over the 121 limits.But luckily for her she doesn't have to choose if she wants. 

If cap rates remain flat, then your expected rate of return will increase over your desired 10% target. 

I understand local markets will drive the ultimate decision, but it feels like every market I look:1) unemployment is through the roof in the last 4 months2) mortgage delinquency is on the rise3) rents are flat - but there have been many stories about landlords not being able to collect rent4) housing values have not dropped yet and cap rates are still at all time highs.

I've worked on numerous homes in Coronado, La Jolla, Rancho Santa Fe, and it's very common for high end homes to have a guest house/pool house/casita/granny flat etc. etc. so an ADU is basically just a guest house w/ a full kitchen. 

Flat fee for my standard set. 

Also, would like to tell real estate agents that I could offer a flat $500 versus whatever % they make want.

Pest control- we put mouse bait out along the fence lines and under the units, mow excess weeds and grass.

I have been on both sides of this (although not as excessive).

Just a flat rate to design the website based around what I need.