I feel my skill set, with an extensive background in project management, estimating, and renovations, makes me well suited for REI and  I am eager to start taking steps to transition my career to this industry.

In the future, I'd request a "soft pull" from a lender and provide them with your estimated credit score to get a rate quote.

Over estimate the costs and not need them?

If you haven't already, read "The Book on Estimating Rehab Costs" by J.

The rents were much lower than I originally estimated, which was a bummer.

As @Troy Gandee mentioned use the tax estimator on the County website or call the assessor.

Selling costs would be 8-10% of the sales price but there should be an estimated proceeds sheet that would show you costs.

The property investment in total is estimated to be 105K with $1600 per month cash flow when complete.

I’d appreciate your perspectives.Here are the details about our current home:3/2 Class A property in a middle-America town with historically ~1% annual appreciation.Purchased in 2020 for $200,000 at a 3% 30-year fixed rate.Remaining mortgage: $150,000.Estimated value: $270,000 (based on recent sales).After selling costs: Likely $100,000 in net proceeds.Rental potential: $2,000–$2,300/month.PITI: $1,200/month ($700 mortgage + ~$500 insurance/taxes).Maintenance/CapEx/Vacancy (20%): ~$400/month.If kept as a rental:Net cash flow (self-managed): ~$500/month or ~$300/month with property management.Low appreciation potential but ~$400/month in principal paydown.Considerations:What’s the additional overhead of managing a second rental property remotely (3 hours away)?

Speak to a Realtor or Appraiser: Get a more detailed estimate of what the property could sell for with and without renovations, as well as its potential value after adding an ADU.