I am also looking for an agent or a contractor who does flips in this area who can provide me with the best value adds. the house is currently a 3 bd 1.5 bath and turning it into a 3bd 2 bth I am unsure how it would work due to the layout being a bit odd.

Here is what I do when I am working on an off-market deal when a Seller's Agent is involved:I lay out my Terms...if Seller is agreeable, then the Seller's Agent can type everything up in the Offer to Purchase Contract (since they are getting paid and I'm not).Here is an example of my Terms:Terms:Purchase Price: [$-amount]Closing: [Date]Rent: FREE from time of Settlement through [30-90 day window].Attorney’s Closing Costs: Buyer will pay up to $1,000 in Seller’s Attorney’s Fees (not to include prorated property taxes)Removal of Debris & Trash: Seller can leave whatever they do not wish to keep, and Buyer will discard or donate FREE of chargeI hope this helps!

For me, I often lose sight of the marathon, wanting/wishing I had the intuition of a veteran already.

Depending on how large the asset is, you may be competing with intuitional money: think insurance companies with huge piles of cash from collected premiums that needs to be invested. 

I have a permitted ADU with a wonky layout myself.

I am so excited to be cultivating my intuition!

I'd talk to a local lender that specializes in VA loans and lay out your plan. 

Also an ideal layout for a hot tub to be incorporated.

The property being the location time of year the size layout and finishes.

Take in the measurements, they will do the layout and sell you ready to assemble cabinets.You'll still need someone to fabricate the countertops.