Here are some reasons adding an ADU is often one of the worse investments but it is mostly the first item.  

The only item that I haven't found is how to account for loans on the balance sheet. 

Do the major items, 

Do a search and you will find a lot of lists of items to put in.Have you run the numbers for Orlando?

Between Target, Walmart, Hobby Lobby, and Home Depot I was able to get all the remaining items needed. 

As one whom does mortgages for a living (and is a bit of an anal control freak with such things) I expected professional courtesy of being a little more transparent with the UW and Title items going on in the background.  

, but then there's a few other items that need to be done thereafter.  

To be fair, you don't need to read everything if your lawyer has.Secondly, even if they put it in writing, the OA and PPM will waive any and all other statements in writing...The GP should be advised by their attorney to NOT put those items in an email.

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

They may not receive any benefit from itemizing their deductions regardless of the split.