The SFR + ADU is worth less than a Duplex because the ADU is viewed as an amenity rather than an additional unit so your appraisal will look for other SFRs with ADUs and provide line item adjustments for homes with and without ADUs much like having or not having a pool or a garage.

These models capture the primary expenses associated with fix-and-flip and long term rental/BRRRR investment projects and provide an estimate of total cost and profit/returns.Shoot me your email if you'd like a copy of either or both.Hope you find helpful in reviewing your projects!

I believe I had a list that was 12 items long.

Games, game rooms, even meal prep items like air fryers can make a difference. 

Sometimes shared kitchen items are provided, like olive oil, coffee pods and creamer.  

Repairing foundations is a big, big ticket item.  

You can offer to lend the seller money to stop the foreclosures. 7 or do a lease with an option to buy - making up the back payments that would be considered you advance lease payment.Always look at the property if you have intentions of bidding at the auction (this can be tricky because you need to do that with the owner's permission - do try to build a rapport with seller  - also look at the foreclosure suit to find out what the bank is looking for and if there is a second mortgage or other liens.At the court house steps when the auction take place you need to be well prepared with your certified funds but more importantly you need to know the fast sale value of the property - you don't want to pay retail.Get to know your competition - there will be professionals at the foreclosure auction looking to capture some serious equity.

Using Google Streetview (image capture 07/2022) to virtually drive the block, shows 5 vacant properties, one of which is significantly fire damaged.

Being appraisers, we are familiar with estimating "cost to cure" of deficiencies, and we know useful life of short lived items so we can build seller credits into our offers that will help mitigate monthly costs to us for reserves.We are going to take it slow and steady, as I said, with an eye on returns that may not be spectacular but still rival the stock market in a sector of the economy we know well.Thanks for the encouragement @Dave Meyer!!

Now with the sellers items out of the house, it's looking more like a complete Teardown and I am seriously questioning the deal at this point.