I dont know the delivery time on a ADU but I'd assume same with site plans and zoning. but how do you get your money out of that?

A cost segregation study is a strategic tax planning tool that separates the assets that have a shorter useful life and can be depreciated over 5, 7 and 15 years from the residential rental property or nonresidential real property that are depreciated over 27.5 and 39 years, respectively.

They were thinking of planning another one that required massive loans (7 figures). 

We have a decent plan working now, its just a matter of financing and scaling.

When I filed a claim, my insurance company denied it because the property was under rehab and not rented.

I just acquired one from a PM where they were charging a tenant a resident benefit package and a building protection plan.  

Expanding your portfolio, streamlining tenant management, diversifying income streams, building a network, and planning for growth are also recommended.

Just in case.Ultimately whatever correlates with your future plans but a solid way to build long term wealth.

The insurance is high.  

You're in the right place and now is the time to focus on education and planning.