At the end i will add a list of items why adding a single ADU in single family zoned areas may not be the best RE option.The most common value add is via a rehab.  

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They are using rules to add multiple ADUs.Here is a list of why adding a single ADU in dingle family  zoned areas in my CA market is typically a poor RE investment:1) The value added by the ADU addition is often significantly less than the cost of adding the ADU.

The people who never ran properties in B or C area always scream about how bad idea it is but you can make an incredibly profitable listing in those if you know how to manage it.

It's crazy to think seller finance owners are willing to fight over $6k on the list price but won't pay $3-4k to have an attorney draft something they can enforce. 

OK so your contention then is your mutual release and return of EM was sent by your agent to the listing agent and the listing agent is refusing to forward the release to the seller..

.- Large Tenant Pool: Housing programs often have waiting lists, so demand is high.

You MUST understand this as the suburbs are usually much nicer than the city.All of these challenges are why we have a map of Metro Detroit on our website with the cities in Macomb, Oakland and Wayne Counties listed, as well as 183 Neighborhoods in Detroit.The majority of the 48235 zip code is Class C, the question is, do you understand what that means?

I ran some very basic numbers on option 1 and if you can get a ST/MT rental per your comments and other assumptions you list, this could be a deal for you.

Look for one of my posts with a Due Diligence list.5.