(3 convention units +  3 ADUs) * 3 lots = 18 unitsIn general adding one ADU is not a good investment because there is no more expensive residential development than a single, small unit.  

Worth knowing, that it is less about adding “handcuffs” and more about offering a different option for owners who aren’t ready to sell but need capital - money for renovations, maintenance, or any other need.

I added value to this property by preserving its original architectural features while modernizing the interior.

I may be able to replace Repuso for reviews so it may net out as equal dollars spent and solves for my number one complaint which is syncing pricing across all platforms (with added rules).  

That would certainly provide added leverage should problems arise with bookkeeping, receipts, estimates, etc.

I would go with adding the garage because I would want you to get the highest and best move on the ARV of the property for that area..

This money gets added onto the back of the loan kind of like a VA funding fee does. 

I remodeled the car wash and added new amazing equipment. 

Keep in mind, adding "cute", and upgrading things won't increase your rent or ARV past what the market in that area will tell you is the max. 

And best part, all the offsets to it could readily make it a net-0 added expense to tax payers.