Make sure you spend a lot of time reading, learning, and meeting people before making the first investment.

query=garage#sear...If you can rent a 2 garage at $450 without spending ~$150k for a garage ADU conversion, no work/risk of the ADU conversion, the lower maintenance/capex, easier eviction, no rent control, less tenant interaction, it will not convert your SFR to rent control, etc, it seems superior to the garage ADU conversion.  

Luckily, we were able to fix the problem by adding an additional clean-out closer to the street, at the front of the property, and clearing out the roots in the pipes.

I will answer as it relates to traditional BRRRR, in the general case there are additional options.  1) Do not perform maximum cash extract.  

I would look through emails or texts to see if you have any additional evidence to support your side.

Why would you spend the money on an appraisal now?

Aside from that the biggest value add areas I see are as follows: Kitchens, Bathrooms, decks/patios (if added), additional rooms/bathsKitchens and bathrooms tend to be the go-to, but all of those can help you get the most bang for your buck. just keep in mind that if the area is already of high quality, then it may not be the best area to spend the money vs something that is blaringly in need of an update.

So I don't want to spend $90K on a down payment and closing costs and only have $25K to fix it up.

Sure, you are going to be getting/saving the Realtor commision, but in order to do that, you need to spend the investment into the Real Estate supplies that get you there.Thanks, I am certainly aware of the MLS benefits and agree. 

(in terms of pros and cons).You can also use rentals to provide additional borrowing power if your rental currently cashflows from a tax perspective.Hopefully that helps your scenario advance forward in terms of what to ask and think about.