For anything cosmetic (paint, flooring, kitchen cabinets, etc) you dont need a permit.

That is what my wife and I did and now its a rental that generates a couple hundred in rent per month.

They're usually fine getting 2 draws throughout the construction project and it just costs me an additional few hundred dollars in fees.

Here's what the quote covers:- Conversion of 2 bedroom, 1 bath main house to 3 bedroom, 2 bath (~1040 sf footprint)- Demolition of existing walls (existing dining room wall, wall between kitchen and living, bathroom closet)- Finished Shell (Reframing opening to living room and kitchen, shifting openings for bathroom/bedroom, new walls at bathroom and dining, level - Replace all aluminum windows with fiberglass windows and screens- Upsizing plumbing, and relocating fixture locations as necessary- Upgrading electrical panels- Assume heat pump and ductless mini-split for heating and cooling- An allowance for kitchen appliances including combination range, hood, dishwasher, microwave, refrigerator, and washer/dryer- An allowance for mid-grade plumbing and lighting fixtures (Delta, Kohler, or equivalent)- Mid-grade plumbing and lighting fixtures (Delta, Kohler, or equivalent)- Ikea cabinets or equivalent with solid surface countertops, includes island- Assume solar system to be installed on the house including battery storageFor the garage ADU, the garage would need to be demoed and rebuilt, but we would benefit from building within the setback since the garage is on the property lines.

I think I'm also dealing with a little bit of price shock as I'm used to looking at properties in the $100k range where I can rehab it (I do a lot of the work myself) and force equity into the property and then cashflow a few hundred dollars.

I feel like 2.5% is fair but don't want to ruffle any feathers over a few hundred dollars.

Learning from other investors' experiences can save you hundreds of thousands of dollars. 

Usually only one set of utilities. mine is german duplex with very exotic in-house a strong wood cabinet, the first time I saw it i remember the movie back in 1934 in berlin lol milwaukee is so facsinating.if you can write a thread these days about milwaukee real estate history between those german duplex, polish flat that would be wonderful, want to see how the layout looks likemine is originally owned by first and second generation german immigrant, the owner is the second son, like to play bridge/chess in the house and passed a way sometime five ten years ago ........ 

Years ago we did not provide laundry units to tenants, and found that when tenants had to move their own units in and out, they damaged floors, walls, cabinets, hooked the units up wrong, didn't properly install wiring or dryer venting, etc.

I funded several dozen notes using my retirement funds and so hundreds of my clients.