They’ve taken payments for premiums and not bound the policies, and let the policies lapse without my knowledge.  

It avoids having to pay the capital gains and lets the property keep appreciating while you still own it and reap those future rewards and more cash-flow from the property in the meantime.  

My research said it was possible to use my RE Agent commission towards the down payment but he said we cannot and I just let it go.

However, she has requested a Rent Credit.I have no problem letting her clean since that will save us money and allow her to get in there faster.

With all the measures they have, it's never been an issue to my knowledge and the neighbors would let me know in no uncertain terms, as they had a poorly managed STR in the neighborhood previously. 

So lets say if homes were selling for a median of $450, an estimate for the ADU may be $225?

Please let me know if you are interested, I will walk you through our data and call transcripts so you can see some real world data in the Hawaii, SoCal, Washington and Tampa markets.   

Let’s just agree to disagree and move on!

If anyone has made the move, please let me know how the transition was, and if you are happy.Cheers!

@Stephanie Menardas @Jerry W.suggested, let EVERYONE know of this.