In general hands off ADU additions cost more than the value that they add.Have you looked into what the garage could rent for as a garage?  

Happy to connect if you have any additional questions.State of Michigan Property Tax Estimator: https://www.michigan.gov/taxes/property/estimatorGrand Rapids MI Rental Certification: https://www.grandrapidsmi.gov/Government/Programs-and-Initia...

They can help you strategize the timing and structure of your loans to maximize your leverage while keeping costs low.Let me know if you’d like additional guidance or a deeper dive into any of these strategies!

When the transaction closes, the purchase is funded, and we set aside additional funds in an escrow account to pay predetermined professionals to make any required or desired repairs or upgrades to a property AFTER the buyers settle on the purchase transaction.

I'm out in Denver but have family in NC and from what I've seen it seems like a fantastic market.In addition, if you house hack there are programs like NACA that will help you qualify. 

If you can provide additional benefits to the community, particularly those most greatly impacted that's great but that alone usually isn't sufficient in most municipalities.

Then my wife went to a 3-day training herself and ended up signing up for the 40k course and an additional 25k coaching course.

Here's an article with additional FAQs on cost segregation studies that you may find helpful.

Additionally, your loan purchaser would supply the necessary documentation.

Maybe you could get your City Council members to contract with lead pipe replacement specialist contractors and just add it to your city taxes or something???