Including your house?  

Or you can use your own proceeds (including the tax free cash from the sale of the primary residence side).

The property is also in a great up and coming neighborhood, and its appreciated about $40k in equity in the last year, not including the ADU value add.

It does not matter if probate was opened or any notices sent out or anything similar.I understand your reasoning, but it is a constitutional due process issue that you cannot take someone's property away from them without due process of law, which includes notice.

As to washer/dryer you'll need to look at similar size units in your market and see whether they include washer/dryer. hookups or nothing.

Otherwise, you can take on a bit higher risk and acquire an off-market opportunity yourself, but you will not have the guard-rails of a Realtor and Lender to keep you away from expert-eye (or obvious) pitfalls.2) Tools and Analyzing Deals:What Tools - The analysis can be done via the BP Calculator (lucky for you, you're a PRO and have included access).

Take into account: bedroom and bathroom counts, square footage of the unit, whether parking is included, whether laundry in in-unit or not or nonexistent, central air vs. window units vs. nothing, and the general condition and age of the interior.Good luck!

Bonus depreciation allows for the immediate expensing of a substantial portion of qualifying property placed in service, including improvements to the property, while increased Section 179 expensing limits enable accelerated deductions for certain tangible property used in the rental business.Hope that helps! 

This may include the right to foreclose on the property and take it back through a legal process.

For a good duplex in Tosa or West Allis that is 15-20k including closing cost.