The most important distinction is that there are very few opportunities to add value to a NNN investment when compared to a single-family home due to the fact that once a tenant is in place, there is very little left to do.

Very distinctive.

The point I was making was not to draw a distinction between new and existing construction but was based on the fact that in general, a title insurance policy only indemnifies the Insured against loss or damage caused by matters recorded in the public records of the county where the property lies. 

So asking "how should an ADU be valued" might need a little more distinction before judgment. 

You have two very distinct advantages..1.

This is the main distinction between multifamily and single family and can be expensive either up front or in the long-term if you manage a shared utility environment.Hope that helps.

The county I am located in - Placer, North Lake Tahoe -  is covered in the order, but is distinctly less vocal about deterring travel than South Lake Tahoe.

The distinction is in your favor, because the loss goes against your non-RE income first, which could be at a higher rate than your capital gain rate.

There's no point in giving up equity unless you are gaining a distinct advantage with using this partner's money. 

That seems simpler...but maybe it violates the notion that the holding LLC is actually distinct from the child LLCs?