I believe subject to transactions, done CORRECTLY, between KNOWLEDGABLE participants, with FULL DISCLOSURE, are typically successful transactions that have benefits for both sides.  

Be sure to check out the free tools BP provides to help analyze deals you may have and also market insights.

Correct, Shelter will be under use group 3, which will need a special permit to be allowed in M1-1 Zoning.

Start small, network with other investors, and use tools like BiggerPockets calculators to analyze deals effectively.

I'm having a hard time finding any estimating tools for this kind of a project, adding a story and multiple BR/1 BA, and wondered if there were any tools, sites or recommendations any of you have for this kind of a project. 

I'm curious if there are any other marketing tools that have brought about success. 

Be sure to check out the free tools BP provides to help analyze deals you may have and also market insights.

I will use comp tools to appraise property value without the ADU to determine cost added by ADU.  

He told us his hourly wage (when he hilariously tried to charge us money for him doing math to correct our "mistakes"), and so that $800 represented a 40-hour work week. 

Another guy wouldn't pass me at all because I showed him up...yet another kept insisting that his interpretation of a plumbing code was correct when it was not - cost me 1 month of time.A neccessary evil IMO, they were usually former GCs who couldn't make it in the real world.....