The only other fee we charge for this program is a flat $1,500 services fee.

I'll just add that having many SFRs, duplexes, 3-flats already that helps the transition.

Have you considered a flat fee MLS listing as a way to gauge interest and possibly sell?

You're best bet is to call a few brokers local to the area and see what they can come up with.It's definitely going to be a surplus or excess carrier that will do it and the premiums will be high. 

The lot is flat and level, so we only need a short gravel driveway.

Rent control in the bay area can be extreme as many areas have rent control in excess of the state mandated rent controlIn general experience RE investors are not choosing to add a single ADU in single family zoned areas.  

I did minor improvements to both of those, but unfortunately had to replace the roof on each (Flat roofs suck, lesson learned).

We have a single flat fee of $1,500 for all of our fees, including the appraisal/valuation.

Interesting to hear that they are claiming that a lender sold all of their loans and kept the excess funds.

The fee is a flat $495 for a one-one exchange.