I also want to say that we are depicting who is considered a long-term occupant vs guest.

It's important to keep that resident in place as long as you can – especially if their ledger depict great payment schedules. 

Calculate it how you want, but the ADU COC calculation is very different than the typical COC calculation as depicted in my two examples.The garage conversion ADU also has the disadvantage of having consumed a garage.I still hold by my statement "It is my opinion that there are many investments that are likely to achieve better returns than a hands off ADU addition in most areas (there are exceptions)

These incomplete developments depict the challenges.  

You might focus on whether or not their credit report depicts late payments though.

I've seen where furniture and plants have been photoshopped into an empty house.....essentially virtually staging it......but it is always disclosed that the home is actually empty, and this is a depiction of what it would look like furnished.

Then, take them out for lunch and let your devotion, & energy depict how serious you are, and also how you can be a.

MAO WorksheetProperty Address:ARV:*Costs (30%):Repairs:MAO:Starting MAO (-15%):Formula: ARV – 30% – Repairs = MAO Terms:ARV – After Repair Value.This number is derived from Comps, CMA’s, and other appraisal tools.Costs – These are the costs to get into (and sometimes out of) the property.The table below depicts the cost breakdown.Costs are as follows:Buying Costs(3%)Carrying Costs(3%)Closing Costs(3%)Margin Of Error (1%)Equity Or Profit (20%)Repairs – These are the estimated repairs.Use the supplied Rehab Worksheet to get your initial estimate.

In this past three years, I've even rented four units which were under renovation - one in a state of near gut - when I showed them to the tenants.That said, in a hostile situation as depicted by the OP and with only two weeks left, I'd also wait.

ROI depicts the true percentage that you will make on your money in the first year.