The lot next door was added to the subdivision around 2000 and goes by completely different rules. 

When you do the turnkey offerings to completely new investors like that, you're going to end up working with a lot of inexperienced investors who blame the turnkey operator for things that are a normal part of the property management business.

Even if they couldnt offer the service to complete the form i would expect them to make me aware i needed to fill it out in the first 90 days as i am finding out now.

In the end, completely worth it. 

We usually have inspection clause in our agreements for no more than 10 days after EMD is completed. 

So I increased my rate to $10,000 with the ability of my coaching students to earn back $5,000 if they completed their homework in betweeen coaching sessions that was geared towards helping them meet their real estate goals.

It can take a year or more to complete an ADU.

You should consult a lawyer to completely understand your responsibilities and your liabilities as they are magnified when renting room by room.  

If you dont need the leases it can be nice because as soon as you get near completion on your rehabbing you can get your disclosures out, esigned, start your appraisal asap, and get the process moving quickly versus waiting around for tenants, lease ups, and all units to be rented.Best of Luck ~

Owning three rentals and completing a BRRRR is an impressive start.