This is with a 4.75% increase increase in occupancy. 

We'll eek out a 10% cash on cash but will convert a half bath to a full bath to increase the value substantially.

Residential: Turned 3 units with tenants moving out at lease expiration and increasing rent to market ($2,850/month).

Of course, if you do flip it you'll want to put in nicer finishes so that would increase your rehab costs and that needs to be factored in as well. 

For amount, it would likely be in the $500-700k range.My expectations are to have a negative cash flow while living there, and possibly a slight negative cash flow after moving out (until interest rates lower or rents increase).

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.

Residential: Turned 3 units with tenants moving out at lease expiration and increasing rent to market ($2,850/month).

We're far enough in our design process to require engineering services, so we've begun submitting RFP's to our pool of construction firms.Received more funds this week but need to increase momentum to meet our fee schedule.

We have actually increased our buyer side commission and we tell people that we cost more. 

Hopefully your local market is growing - population and jobs increasing.