This conversion will begin at the end of the month.I am just sharing the above to give context to my level of experience with this type of investment.I look forward to hearing from you all.

It goes both ways....let's carry on talking about RE investing and keep the personal conversations elsewhere.

Conversely, I make 6 figures off of my vacation home in Vegas.

I'd love to have a conversation with you about our market here and what you could expect. 

of those I like next door best because it is hard to fake and the reviews are easily tied to a reviewer in your community.The costs of ADUs vary significantly for various reasons including by ground up vs conversion, difficulty with lot (sloes, access, etc), finishes, and even the size (bigger typically have lower PSF).Good luck

Another downside is you loose on the advantages, of the Federal Tax Code, by not closing in the name of a LLC (you can elect to have a LLC taxed, as a S Corporation which is a whole other conversation).If you want to close in the name of a LLC, Mortgage Lenders will offer you Commercial Loan Terms (25-30% down, a 15-25 year amortization, and a ballon due in 5-7 years).

For our ADU (garage conversion), I am handling the design/engineering and then selecting a final contractor once its permitted and ready to go. 

Again, this is a conversation to have with your accountant to ensure the benefits would outweigh the costs.Another misconception is that there is little value in a cost segregation study for properties that do not have a lot of personal property in them or very little interior build out, such as industrial warehouses.

Thank you for the reply @Dave Meyer, it's not everyday that I get to converse with BP Royalty. 

Working to figure out which route has the best conversion rates when targeting specific neighborhoods.