If distressed sales are the 'driving force' in the market then they may be unavoidable.

Most feedback from the showings mentioned the clutter next door and the property hasn’t been kept well next door that is unavoidable.

Shared laundry may be unavoidable depending on the size of the home;   if the ADU is a smaller one is probably a safe move to make laundry free but if you are considering a large (2 or 3br) ADU you might want to think about metered laundry (coin op or something) just in case you get an occupancy-limit sized household.I don't know if they would allow it for an ADU vs. a real duplex,  but the ability to add a second electric meter and breaker panel would be a good way to prevent issues with excess utility usage (you could bill back or just require tenant to get the electric service in their name) - even without that there are submetering options.   

Unavoidable with a double close.

This is unavoidable since you must put your license with a brokerage.

I was cursing to myself about it when I came to an unavoidable realization.

Plus it's a bit unavoidable if they don't pay on time...

Assessments are unavoidable if you own, if it were your property you'd be paying it in your own repairs.

Sometimes it's unavoidable, but you can definitely minimize it by being really comfortable with your original plan, and where you will cut the fat when (not if) you need to.Then, the construction loan is only very short term so you need to make sure you have solid contractor who can get things done on a timeline.

He is showing the high cap rate using "Actual Expenses" and getting a higher cap rate than you would expect because he isn't fixing anything unless it is completely unavoidable.