Now I need to find a real estate agent(I am "interviewing" a couple now), an accountant to speak to and of Course a lender.

It shows up in my online account, but they have not allowed access to the funds.  

I informed the seller that because of the overlay, the property may be 2 build eligible in-spite its small lot size.

Next, I'd get my electrician in there STAT to give me there quote to get it done. maximum scope, account for all variables, not a "hopefully it's just..."

My designer just did a similar size refresh for $1500 fee and $2500 in materials. 

Their contribution depends on factors like local demand for ADUs, their design and size, and how they’re used (e.g., rental income potential).

While no property is too big or too small for a cost segregation study, it’s important to speak with your accountant to ensure the benefits outweigh the cost of the study.

@Manuel Angeles affordable deals depending on size can have multiple funding sources….

Even if they could save 5-10% on that $800 bid, which is $40-$80, if it took more than 1-2 hours they'd be losing money doing it because their time is worth at least $40/hour.In our opinion, it really depends on the level of urgency and the size of the bid.The more urgency, like no hot water, the less time the PMC has to get multiple bids.The bigger the bid, the more likely it is an owner should expect multiple bids.An owner has to be realistic, understand and accept these limitations. 

You want an accountant who can help you strategize and who is responsive when you want to know the consequences of the financial decisions you are making throughout the year.Good luck.