If anyone has done this type of project before and has a detailed/itemized breakdown of project cost (invoice), I would truly appreciate if you can provide me with a copy and any guidance.thanks!

After adding those four items back in, it brings the complex to making around $6,500.

@Polat CaglayanI've never seen a formula but here is a general rule of thumb for multifamily:The class of an apartment refers to the quality of the building, which can be determined by a number of factors, including age, location, and condition: Class A: These are the highest quality apartments, typically built within the last 15 years.

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

I think you're confusing the quantity of items with curb appeal.

I have never built anything, only purchased already built properties and I need some advice.Thanks!

Also, how old are your capex items? 

The PM should provide itemized items of what was done.

This is true for bonus depreciation items as well.  

Hello All,I am a long time , NYC based general contractor who has built well over 100,000,000. in interior construction , mostly for hire and made a lot of folks a lot of money.