Especially out of state I suggest you come in no lower than the mid price point.  

Fee simple purchase?

If the answer is yes to both questions, I can almost guarantee the 20-25% equity your appraisals suggest you created will never be realized and is merely paper equity.

I suggest what Chris posted. 

Even if you did entire build yourself, I think you are looking at 2.5 times your estimate and a lot of work and time.I suggest you go to some meet ups with an emphasis on understanding the value added by ADUs.  

Research high-rental areas, plan for repairs, and consider simple upgrades.

My research also suggests Roku may be an easy way to handle it.  

I would love to hear any advice or suggestions on how to proceed...We just closed on a place in Puerto Vallarta.

I suggest you write up a contract with your seller and take it and your GFD to a local title agent. 

If I sell the house, I would like to use the money for real estate investments and would love to hear everyone's suggestions.