I have gone to numerous RE meetups and discussed numerous ADU appraisals and was heavily involved analyzing one (that gave a value of ~$50k for a ~400’ garage conversion 1/1.  

Has my contractors and my old PM ripped me off on certain things that I can't verify due to being OOS, 100%.

There's tons of options and even free options for landlords. 95+% of ours pay online and we have 3 tenants that drop payments off at our office.

I'm sure you'll recall the numerous back and forth emails you and I had, following your many emails to our employees.

There’s just not enough ADU supply (IN MY AREA) for appraisers to base off of.

I would take out a private loan on the paid off property to get the other one squared away

I use all the rental cash flow to pay these loans off asap, then repeat.

. - You mentioned paying down/off a rental and needing to consider the tax implication.

Reno Scenerio Off Market Purchase Price - $185k ARV = $315-335kReno - $55-65kHolding - $10kClosing both ends - $25k= $335 , $315-$285 =$30-50k gain  As-IS Scenario Purchase - $185kSale Price on MLS :$225- $235kClosing both ends - $20kHolding - $4k= $235 - $209 =$16-$26k gainIn both scenerios I’ll be 1031ing it into a new investment.

My vision is to keep it a while (it’s paid off) and use the cashflow to help with my kids college.