Based on how many people have moved here from other states (specifically California, Oregon, Washington, and then a few areas like NY/NJ) along with the amount of redevelopment projects and the chip factory that was put in - I think there will be further appreciation for the foreseeable future.Will Phoenix economy be depended on this chip factory?

Since I'm based in Tampa, I don't look outside and compare markets. 

An attached ADU in the city I'm working with, based on my impression, is a new build with a shared wall to the existing property, and any conversion of existing space is JADU.

Send as many letters as you want; many will not pay any attention to your pleas.How about instituting a RUBS based on square footage? 

I don't remember the exact cost when I did it but I remember thinking it was cheaper than expected.I didn't see a comment mentioning that you should just include utilities in the rent and increase it based off that so I'll be that guy.

Private Money Lenders (PML): More flexible, relationship-based funding with lower fees.

Regarding the location of the Qualified Intermediary (QI), it doesn't matter whether they are based in New Jersey, Florida, or elsewhere.

The reason you would hire a licensed professional is to assist with you not gettting SCAMMED and help you with negotiating prices and terms...based upon State Law. 

You should consult a tax professional for an answer based on your unique situation, this is not tax advise just general information.

Now all taxes are based on a super low rate you can’t fight.