Issues 1) even garage conversion ADUs in single family zoned areas typically cost more to build than the value that they add.  

If it does go to probate, hopefully your brothers and you can amicably go the informal route vs formal (I've worked with families in both when buying properties out of probate and informal is FAR easier).Since there's no debt on the house, maybe you could sell with financing or maybe you could even buy out your brothers with financing -- that way you maintain ownership and just pay them a monthly amount.

I have never done this before even though I am a licensed real estate managing broker however I don't feel confident enough.

I'd pass OR get it at a no brainer price which we are actually able too in some instances, even if it's listed.

But, for instance, I sent them a notice of rent increase effective February 1 and needed them to confirm that they have accepted the new payment terms through our electronic payment system, and even after repeated notices, they are not responding.

Even if you have a good framework, it's much harder to manage virtually and stay on track.

Probably even more from the bad deals..Long term you are better off with better real estate.

Even so, they were able to help at times when I had technical questions about the legal process.

These are good attorneys, one of them even spent over 45 minutes on the phone talking to me about options, as well as a personal discussion about fishing, so he clearly wasn't trying to dismiss me.If you have a case, you can file a complaint with the state commission.

Buyers could look at a DSCR loan which does take into account the revenue from the rent but it doesn't count towards the value of the property.Now, buyers could look at a business loan of some kind but I am not sure they would qualify if it is only one property and even then, the value is mostly in the property and not the possible revenue.