In fact I had one done that size over the summer from some real slobs who moved out, and it required an inordinate amount of deep cleaning including almost one full day just on the filth of the kitchen floors, and it was $400. 

I call them Micro hotels/co-op living—12-bedroom duplexes with 12 baths and two standard common living room kitchen spaces. 

I would buy a deal that at least minimally cashflows (they exist) and then plan to refi in the 18-36 month window.

We had to remove the windows we had already installed in a 1925 house and reframe the openings to bring them to 2023 building code.  

The main issue is that to do the ADU you have to spend so much bringing other items up to code like electrical, plumbing, lighting (windows) and egress.

With your pipeline of off-markets, cherry-pick the best for yourself to close on, and on the rest, lock them up with a long inspection window, and make sure you have an option in the contract to Assign the deal to another buyer.

This is the simplest method, but it also means your tenants are more likely to abuse the utilities by leaving windows open with the heat or A/C running, leaving lights on, ignoring the toilet that constantly flushes on its own, etc.3.

I am seeing a roommate who does not have pets.Cozy furnished 1 bedroom with living room and kitchen privileges, your own private bath and a shared refrigerator.

Improvements that drive the ARV the most: Roof, New Kitchen & Bathrooms, Flooring, Paint2.

For example, avoid wasting time comparing new construction with sun-soaked windows to basement units with stained drop ceilings.