And the top tier agents have their ego at the deal level.

Example: owner bought $1 million SFH in San Francisco as primary, built 400 sq fit ADU, lives in ADU is making gross rental income STR  renting out two levels of main house, grosses $13,000 month.

Again, others might feel differently here.3) property level due diligence: (takes seconds to weeks per deal): here is where I drill in with the low-level details.a) pro forma popping: I examine all the assumptions, and see if they are overoptimistic or not.

If you want to understand 5-year outlook, I'd look for multifamily construction data in your area to understand what level of new units is and will be coming online in the near future. 

dont over think this its not that complicated. important issues are.1. cost of capital2. knowing what a deal is or is not.3. good reno crew or contractor  4. good agent that will tell you straight what its worth when done and what level you should rehab to.5. a market that is actually moving napkin math works  trying to drill down to decimal points does not.

Your main concern should be whether these bedrooms and bathrooms on the lower level are legal and have the proper egress require for fire code and livability.

So you take this to another comprehension level and I think that will be a tough sell.

This is next level genius!

Just make sure they are familiar with your state tax laws if you have state-level taxation.5.

Bathrooms if you can zero threshold people love those and as they age out they need it anyway but that would be for main level.