This will give you one critical piece of information, that it may take X days to get an offer and sell, and the second item will give you what your competition is right now.

The main issue is that to do the ADU you have to spend so much bringing other items up to code like electrical, plumbing, lighting (windows) and egress.

My family makes a joke about how those items aren't "Nickproof") At this point we decided to call it and come back tomorrow. 

I am also doing a live in full renovation for a long term rental where I am project managing mechanical items and doing a lot of the interior renovations myself. 

There are a lot of options out there.Some of the most useful items BiggerPockets members have identified are features that save time so they can spend time working on their next property.

Non-passive to achieve this level of return.Add the addition of the ADU makes the main unit rent controlled if over 15 years old.the work to add an ADU likely exceeds the effort of a brrrr that can achieve infinite return  Experienced investors are adding multiple ADUs by leveraging items like bonus density, committing units to affordable housing, etc.  

The biggest problem I see is that most of those items should have been itemized from the tenant deposit.

Here is a critical item I ran into with other properties: Avantstay has a vendor to take out and bring in the bins.

If the house has all major components in working order a few cosmetic items doesn't make it not livable.

Here's a https://www.irs.gov/businesses/cost-segregation-audit-technique-guide-chapter-4-principal-elements-of-a-quality-cost-segregation-study-and-report to the IRS website noting specific items that are included in the cost segregation study report. hmm, that website is a 404 error.