The home will be around 1800sqft 3/2, we are estimating 180k-200k in construction costs plus land, which was 22k for 1 acre, land was preowned.

Perform a cost seg study on JUST the ADU.

We saved Settlement Statements from every closing and one of our former partners owned a national title company, so we had enough closing cost data to build a models for each state on the buy and sell side of the note buys.

For example, I hate to sell anything, but I am selling two properties to raise funds for a new primary that meets my goals.Study the market and really lock in what it will rent for.

Build out the network for GCs in your area and start to bid jobs, then you can build out how much each job would cost.

Quote from @Dawson Foley: If you can give detail on build costs verse rehab costs that would really help!

- What happens if at 2 years for some reason it does not make sense to sell? 

Old man died and the wife wants to sell the portfolio.

The thing to keep in mind, if you expect to cover the costs of doing the upgrades, that typically is "chasing rainbows" unless you bought below value to begin with.Moral of story, if you are planning on living in a property for a long time, renovate to your taste, if you are planning on selling in the next 5 years, be judicious in upgrades.Selling costs money, real estate agents, escrow, title, and concessions and so on.

It's been a couple of years since we did an exhaustive study for BP - https://www.biggerpockets.com/blog/1031-exchange-cost. ... prices have gone up.