Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

I think negotiations on knocking the price down on inspection items on value add will be huge especially if its a flip like you mentioned.

It’s ran like a business, not a personal investment.Given the heavy workload I have being the CEO/founder of the wealth management company, my wife has set up a well oiled machine on the property management side, due to her perfectionist drive however, it still means that she's constantly dealing with tenants and toilets and replying to items at all hours of the day and night.

Will not yet be ready for window treatments as the renovation is still ongoing, and getting closer to time when itemized list of damages are to be furnished. 

Your renters will destroy these items and want you to replace them. 

This property needed an extreme amount of clean up and haul away of items left behind.

Garbage disposals are my most often replaced items. 

I look at every single item in the pro forma and imagine that it is complete BS, and see if I can challenge it.

Certain cap items is fixed or pretty close to fixed whether you are buying a $60K house vs. a $500K house in the same market. 

The Detailed Engineering Cost Estimate Approach is typically used for the purchase of used property.SURVEY OR LETTER APPROACHOnce a site inspection has been completed and all components of a property have been determined, your specialist will send a survey or letter to the contractors or subcontractors to request they provide the cost of each of the items.