Rusty is right again...once the county steps in, they are going to make you bring everything up to code..Which is why if you are not changing the the structure, or adding square footage, you might want to try and get it done internally.

I SAW THE LIVE FEED on Saturday - are you saying that the live TV footage was also fake?.

A site plan generally starts with a survey, overlays the setbacks, may have topographic info, may discuss things like soil/erosion control, and ultimately will overlay the new square footage you plan to add, to scale and where you plan to build it.

I don't do a set percentage just do a very conservative version of the 70% rule based on ARV at 65% and a quick repair analysis based on general specs of the house and square footage then assume everything is broken.

So, my question to you experienced agents and brokers is: Would you, or have you ever hire a drone operator to take aerial footage of your property? 

The market value of $165,000 is based on a 1 mile radius of same sq footage, age, build quality, style, etc...My RE agent knows the agent who brokered those $120k deals, and he was helping an investor purchase these properties.  

Property values in general have increased which is part of this, but this ADU added a significant amount of living sq. footage to the property which was the main reason for the increased valuation.

I also can write off some of my homes square footage as a home office and if the photography business loses money (which it will on purpose for the first couple of years) I can write the loss off of my W-2 taxable income.I am not saying that you need to go get a W-2 job but you should re-evaluate your business and what it is really making or paying for. 

One starting point may even be to make sure they have the right square footage and condition information.

Tonight a neighbor showed us video footage of our tenants daughter defacing the cement.