You'll never get your best deal until you understand what the other side is dealing with. 

A lot of people tend to mingle these things when they talk about "break even" or "cap rate", but that leads to a lot of confusion.Let's use some real numbers which may be easier to understand. 

We understand that but frankly we are extremly reluctant to ablidge.

I'm a pretty handy guy but this would be outside of my realm, but my experience helps me understand how much this type of improvement should cost.Improvements: remodel kitchen and bathroom, paint interior, fix exterior scafolding.How should I go about finding a contractor?

Seller is understandably getting really upset, because what the bank is asking for could take weeks and we were already supposed to have closed.Any adviceAloha Leah, this is very common as the other lender stated above.

From my understanding a single family with an ADU still classifies as a single family, NOT a duplex. 

@Barbie Steele I want to make sure I understand what you said so I can apply it to my situation.

Also, it appears from your comments that you do not have a full understanding of how depreciation works post-1031.

I've done this several times, it can be a little awkward sometimes but most tenants understand.

I understand I should seek further guidance, I'm just conducting preliminary research to formulate a course of action.