(covid, historic rate increases, etc.)

So I dont counter with a % I Counter with a dollar amount and the buyer see's exactly how much that is and when on my homes that are 750k and 2% is 15k I counter at 10k flat fee.. agents get it start to howl but the buyers are like whats the issue your making 10k thats great money :)  Interesting development in Oregon to increase buyer agent commission visibility.

First, increase staff size.

Airbnb has some new listing discounts which increases your visibility, did you see that?

Would we see increased cross-border transactions and a surge in property investment opportunities?

The 4% isn't much, but it's better than nothing and it means my security deposits increases with rent each year. 

Also, the tax benefits of the buy and holds help offset the increased tax consequences of fix and flips.

However, I enjoy the more operational side of flips and would like to grow my business out of state to increase flipping volume and have less competition in finding deals.

Your equity won't likely increase beyond the cost to build because there aren't a ton of ADU comps on the market yet. 

They may also require US credit history, although there are a handful that will not require a US credit report for an increased rate/ reduction in LTV.