In southern CA, even garage conversion ADU additions are typically costing more than the value added.  

- Highly recommend REQUIRING tenants to get Renters Insurance and adding you, as the landlord, as additionally insured.

In addition, education can only teach you so much - what type of experience-based learning do you receive when joining these teams? 

The 2-3% points in extra cost are worth it if you plan on using as I described above because the use would be for a few  months at most and due to that short term use you can survive a rate adjustment up.But, if you have no plan to payoff the debt like when using for a down payment on a long term hold why pay the extra cost for flexibility and have the additional risk of the adjustable rate with the amortization looming when you can get a fixed rate second mortgage. 

OF COURSE the Contractor is going to say you need to tear it all out and rebuild the wall(s)  because that's the absolute easiest solution and adds additional work for him.

Additional software estimates renovation costs and provides actionable analytics.

I would pay once and then immediately look for different cleaners or subtract from year end bonus.

@Kleyn LopezI have referrals in the San Diego area if you are in need of additional CPA recommendations.

Charging an additional 15% seems a little ridiculous.

BIG bonus is you snag something with Timber that will grow and you can do a selective harvest 20 years from now the Timber could end up paying for the building of the home.