This is a risk item.  

Since you’re learning on the fly, there are many more unexpected items that you have still yet to encounter.

In addition, several items can be done simultaneously (I highly recommend this to save time as time is your enemy) such as doing the exterior siding or stucco at the same time interior rough electrical and plumbing is going on.Foundation is always first and rough framing follows that (which includes windows and exterior doors).

From page 730 (emphasis mine): "All non-business tax deductions and exemptions that were temporarily suspended by the 2017 tax bill should be permanently repealed, including the bicyclecommuting expense exclusion, non-military moving expense deductions, and the miscellaneous itemized deductions.23 The individual state and local tax deduction, which was temporarily capped at $10,000, should be fully repealed.

If you’re aiming to attract higher-paying renters, consider going taller (10-12 ft) for flexibility with larger items or small vehicles—this may boost interest and rental rates.

They said they would credit for the things they didnt deliver, but took credit from the task rabbit video for items I purchased separately, never replied on the work they did not do.

While you can't create limitations against their lease and legal rights they have for quiet enjoyment, things like keeping common areas free of clutter or routine maintenance items that are tenant responsibility can often be added to help keep the expectations on both parties clear.

If $23k is just a “hope and a prayer” then he’s going to have a very hard time producing any CREDIBLE itemized bill.  

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.

For instance, not knowing what type of panels are on the naughty list in the eyes of the lender will trip you up during a DD period if you haven't underwritten your line item expense of replacing them.