Same with enclosing a garage, having a pool, adding square footage, flooring, windows, and adding/removing bedrooms or bathrooms.  

I have had tenants where I couldn't wait for their term to expire so I could put a better tenant in place and raise the rent a little but there were also tenants that I wish I could have locked in for another 12 mts lease because they paid on time, didn't do any damage and were basically perfect.

As you would be a new landlord, this would be more square footage to take care of and more tenants to vet and manage. 3-4 unit properties also need to pass the "self-sufficiency test" from a lending perspective.

t) to allow much value for them- either as added sq footage, OR as added income property. 2 years ago I thought this was going to happen, but I would have hoped that by now it’s gotten more standardized to add some tangible value to an SFH+ADU. 

It can obviously vary based on the quality of construction, views, square footage, etc.  

Purchase price: $70,000 Cash invested: $77,000 This is a single family home that has additional square footage that is not recorded prior to closing.

It would be great to enter total sq footage, number of bathrooms, linear feet of kitchen, and finish quality( low, med, high) and get a breakdown of labor and material, roughly speaking.For example- 8" foundation, $/per sq ft- Framing $/sq ft-no of bathrooms/kitchens cost of rough plumbing-rough electricaletc etc etc

A recently renovated property in the area with similar Square footage recently sold for $100,000

However, an exception to this square footage restriction shall be given to any lot of record existing prior to January 24, 1977, as long as the current building setbacks can be met on said lot. " What's strange about this covenant, is ALL of the lots in that subdivision were originally smaller than 16,000 square feet, according to the plat map dated 1967, so the exception seemingly omits ALL lots.

We have remodeled since moving in and my house has a little more square footage than the ones that sold and also has a pool.