If there is a house with a detached ADU, if the main house was built prior to 1978, it is subject to rent control.A buyer can attempt the Ellis Act, which could take months (owner occupied loans generally require the borrower to move in within 60 days) and cost $20,000+.

Just trying to find a way to start making some money with the equity that we’ve built up over the last 3 years.  

If it did not, I would have insured that my buyer knew that before writing the offer, and we’d have built it into the offer if buyer really wanted any of that paid by seller at closing.

Generally most people you speak with are going to provide you a quote with their "standard" commission built in and anything less would be them taking a reduced commission to win your business. 

Unfortunately, I only work in the Cedar Rapids market.  

Their in-laws just had a house built as well - it was completed back in June.

Regarding Interconnection, keep in mind (same reference as the above link) "The typical project built in 2023 took nearly 5 years from the interconnection request to commercial operations."

We've also done all the maintenance and repairs all these years, we put new linoleum in the kitchen, painted the interior, built a new fence/gate, stained all cabinets, much more all without reimbursement as the owner is a tightwad and had never wanted to pay for upgrades.

A couple of my best investments are single-family homes built in the 40s but they've been maintained over the years and don't have major problems.You say it "almost negative cash flow" but your rent income is only $126,000 and you've spent $150,000 on maintenance.

It has been absolutely heart-wrenching to watch what has happened to the business I built over 15+ years.