Sometimes I'm off my numbers but generally speaking you'll get better as you go so consider this a cost of learning the business.If you want to find someone "reasonable" I'd go to local meet-ups and ask around for contractor recommendations.

Go to BUILD YOUR TEAM at the top of your screen, and you can search for other MEMBERS or LOCAL MEETUPS.

For the most accurate and detailed information, it's recommended to refer to local real estate listings and market reports or consult with real estate professionals who are active in these areas. 

Regarding loan terms changing after the appraisal was done most likely and the appraiser marked the property as being considered rural, is not something a loan officer can entirely know in advance if they are not local to the area. 

Are you interested in Short term rentals, multi family, fix and flips or do the numbers get you going like tax deeds, buying notes.I'm in Orlando and would be happy to have a call sometime and invite you to CFRI (Central Florida Realty Investors), the local chapter of the national REIA.

Perhaps joining your local REIA would be a good place to start with less risk.

We've got a lot of Class B & C, but you do need a local expert to avoid getting scammed into Class D.PM us if you want more info...

I would find a local Attorney that you like and set up an account with them.

I am an owner/operating partner of a local title company (Legacy Title Agency) and we have come across quite a few fraudulent and suspect deeds in the city of Detroit. 

I would call the city/town and ask general questions...wouldn't tell them you own some non-permitted ADUs.Find and attend some real estate networking events; maybe you'll meet another person who has dealt with this kind of situation.If you have the funds, you may want to talk with a local real estate attorney and see what they advise.