I do however, think that it would present a very unique opportunity for a buyer with children whom wants to relocate from the city (easy commute in) and perhaps have additional rental income, OR move the in-laws into the ADU. 

Like business credit for startups, personal loans for the self employed, and so many other unique financing options. 

I have listened to numerous podcasts, read some books (including Josh and Brandon's newest one) and the main theme after doing some research is to obviously get on BP and start networking.

Check out socketsite.comLuxury condos aren't doing hot in SF and there's some examples on that site that are interesting.I think the key here is that it's specific condos some of which were likely overpaid and now we're seeing true value but it's more of unique situation then city wide trend. 

Your comment seems to align with an underlying theme of that I should act and leverage the fact that I have something that the "back alley" wholesaler can't offer- Certified Legitimacy. 

Every market is completely unique and the prices for materials, labor, permits, etc... will vary somewhat from place to place, so you're probably not going to get a really precise answer on this one, but I'll try to point you in the right direction.The number 1 rule is spend less than what you can sell for, while still having a marketable and desirable property that will generate a profit. 

It's a duplex (3/2, 2/1) that needs a complete cosmetic overhaul + HVAC, but has a lot of character (exposed brick, large deck, unique rooms, etc.). 

I actually pay all of the utilities (it's a unique property) and they're already connected, so this is not relevant.Any advice is appreciated as always.

@Ray Johnson great question -- we research and select the best available third-party real estate technology  providers and enter into exclusive relationships to create tech-enabled funds which give us a unique competitive edge designed to enhance returns to investors.

The Company I work for or the ME!?