I do not know anything about Anderson Business Advisors, and have no comment or feedback on them whatsoever.I have set up multiple LLCs for various business ventures through top notch attorneys - never paid more than $900 for any of them, and that includes all state taxes and filing fees.  

@Jordan Hanks - Some companies including Evolve Vacation Rentals charge 10% for booking and marketing, with extra fees for cleaning, re-stocking, etc.

If the buyers buy the right property, the cash flow should be more than enough to cover all the costs, including that of the financing.

+Make sure the headline includes useful details (ex. free parking, dog-friendly, W/D in unit, 3 blocks to downtown) rather than generic words (ex. comfy, spacious, light-filled).

You may not include income earned that is not on a tax return, an administrator or PHA may consider additional income in that household, a teenager may mow lawns or receive child support that may influence funds available to that household. 

My view is there is risk in unpermitted work including getting caught and having to come compliant and/or not being able to rebuild if something happens.  

If they deny the incident entirely, then I would get a copy of the police report and use that as justification to send that lease violation notice and include a copy of the report so that they know they can't get away with lying to you.

Get your social media profiles up, and make them look professional.

You will be closer to $90,000 if you do this the right way and I'm not talking about the ADU being included.

(assuming I still want to buy as is)A sternly worded letter from an attorney advising that the buyer intends to pursue all available remedies (including recovering all costs and expense incurred in enforcing the contract, if it provides for that) tends to help most sellers understand the reality of what they agreed to.If the contract isn’t bulletproof this is when the buyer makes that unfortunate discovery.