Hi Sean, What do rental rates go for in the area for a comparable property compared to what you are charging per room? 

The only other way to get this info is to run rent/lease comps yourself (~10-15min), or do enough projects in that area to where you have it.Or for Thousand Oaks, etc:Or if we have a choice between two projects in different markets, I can use this chart to compare the two rental markets:-Basically anything to the right of 0 means the rent price/sf/mo has been growing QoQ, and the height is the current $/sf/mo of that market. 

Hey Samuel, What percentage is commercial compared to residential?

I suspect then that your giving a very competitive rate compared to other HML at that point ??

Also there're more traffic outside the city where the office are compare to traffic inside the city.

It would be interesting if you could compare, but my guess is that there is zero correlation to quality and offering type.  

Cash flow is better here, but appreciation is less (CA is off the charts for this metric compared to most of the country, so it's not that OK is bad- depends on your goals and expectations). 

Is there anything that gives a town a unique geographic or economic advantage/moat compared to another town? 

My question is what do you see that is unique to selling an ADU separate from the primary unit compared to a condo conversion or TIC/coop?  

The best rate is, more than likely, the one that the property currently has.Helocs and Second Mortgages can go up to a 95% CLTV and though it will have a higher rate than a full refi, its worth comparing the average blended rate vs a full refi at todays rates.I wouldnt be the one to help you in Illinois but I can put you in touch with someone else within my company.