Besides the higher down payments, higher interest rates, and potentially shorter terms on commercial loans (all easy to underwrite with a couple calls to lenders), commercial deals in the 5-20 unit range are not much different than a 4 unit.  

From what I've been hearing it's approximately up to 3 months to place section 8 tenants there but the leases can range anywhere from 1-5 years.

You typically need to be in the $400-450k range to see those rents.

Typically this takes 6–9 months, including 2–3 months for permitting and 4–6 months for construction.You can browse their current plans online, with design costs ranging from a few hundred to close to $2,000: ADU Fast Track Plans2.

You could put in a range of numbers for purchase price and closing costs, renovation expenses, and expected returns and you could very quickly get a range of projected return on investments (although an excel spreadsheet could easily do this as well), but I'm sure as technology develops we will see even more sophistication in AI's ability to assist in deal analyzing.

Do you want a company that will keep the long-range investment objectives in mind or one that focuses on today and today's profit alone?     

I have several quotes in the $20k-$30k range - before finding a 'mom and pop' licensed electrician who did it for $9k. 

The local/ state etc (governing body) may not just "give you" one.

We have had brief discussion regarding general Q&A information, and proceeded to provide an ARV price range that would be very attractive to me. 

This can range from minor exaggerations to outright lies about employment, income, rental history, or identity.Key Signs of Potential Fraud:Inconsistencies in Documentation: Discrepancies between the documents provided and the information filled out in the application form can be a red flag.