I would like to install an ADU with a kitchen, living area, bathroom, and bedroom on a property in Moraga, California.

Needs to be gutted, needs new roof, new hvac, new windows, new drywall, fix water damage throughout, rebuild an addition, add a garage, add a 2nd bathroom, new flooring, new kitchen, new appliances, paint, landscaping, redo driveway, redo layout (used to be a triplex but is now sfh), remediate sinkhole, replace asbestos shingles with siding, upgrade electric from fuse box, replace cast iron pipes throughout, put in a pool. 

Repaired and painted fencing; repainted and repaired exterior where needed; lawn care; interior paint in all bedrooms and bathrooms; small repairs within interior; added hardware to kitchen cabinets; removed insulation from crawlspace and added vapor barrier; flashing and siding repairs; removed junk from yard and exterior building...

The plan was simple - The house was originally built as a duplex before being converted to a single-family home, so all it would take was a kitchen install, some framing, and a good bit of cosmetic work to convert it back into a duplex and add upwards of $50,000 to its market value.Now, the deal on financing was that I'd bring $16,000 to the table, and my HML would cover the rest of the purchase price along with a $35,000 escrow for construction costs all at a 12% interest rate along with 3 points up front - Yikes!

New floors and paint in the kitchen.

There are zoning limitations on houses with multiple kitchens unless they are in a multifamily zoning district   

The wiring has been updated, the furnace is relatively new, the kitchen is in good shape, the bedrooms just need paint. 

In expensive areas finishes are at a premium that is disproportionate to their cost, for example a granite or quartz countertop and new kitchen cabinets cost maybe $10k to put in but in an $800k house they may command a $30k-$40k premium over a home with a 1970s kitchen, I'd go for dated but functional and do the upgrades yourself, much more value that way.2.

The timeline for the kitchen, bathroom, floors, etc. is July.

Fully gutted old kitchen and remodeled with an added island.