So, your prediction that there would be at least $20k more if everything is included should be accurate.The reason for choosing a JADU is that converting the garage into an ADU would require a separate laundry setup and an additional electrical panel in the main house, which would increase the renovation costs for the main house itself.

You will be at the top of the rankings for your locale while you are paying them.

House hacking, which allows living in one unit while renting out others, can be a faster way to build a portfolio.

The best bet is to find an insurance BROKER (keyword) and have them search around for the best rate to see if they can beat any of the three I named. 

I DO 90% EDEN much faster, two weeks and there in, 

You're talking about paying off the mortgage faster to save on what, a 4% interest rate, all the while giving someone else 10% to do minor work for you.

Hence appreciates faster.

I expect to be at least $40k (for 2 units that have been in operation since 1999 so well established) below my 2019 numbers (so below numbers from before any COVID impacts).   

Until more investors learn to operate their real estate businesses correctly they will be at the mercy of greedy asset protection services who take advantage of their own naiveness and upsell on unnecessary services.

Apparently they should be brick pointing with lime mortar, but instead, they said the city will just plaster over the historical materials (original brick and lime mortar) with Portland cement because it's cheaper, faster and easier than working with more delicate, temperature sensitive lime mortar.