Also, make sure to connect with local contractors to get estimates on your prospect properties.

Speak to a Realtor or Appraiser: Get a more detailed estimate of what the property could sell for with and without renovations, as well as its potential value after adding an ADU.

Do you charge all fees (estimated) at the time the loan closes?

As a builder/investor myself some of your estimates seemed a little off to me, but those can be very market specific so its hard to say. 

My initial reaction was "hell no".Algorithms are usually poor estimators of actual value.  

Again i believe it is my best estimate of actual sustained maintenance/cap ex in my market.I did an estimate about 1,5 years ago on a emerald coast 3/2 condo with class a interior finishes and came up with $300 for just the interior (class a finishes cost more).  

My investment focus is large multifamily properties and that market has been falling since 2Q2022--in my estimation prices are down 30-40 percent. 

I'd estimate your cash flow after you pay the loan payment would be $600-$800, which a lender that understands investment real estate should give you some credit for on your DTI.As for a bank, I have a specific lender at NBI that I would recommend.

If we rent the unit at $1,425, I have an estimated monthly cashflow of $302 (rent at $1450, cashflow is $325) I DO include vacancy, repairs, and cap exp in my Box2 Expenses.

Have you had an appraisal done recently, or do you have comps to estimate the property's market value?