If you hired out all the work, you are more likely to get ~$0.50 for each dollar you spent on the ADU assuming 1) in single family zoned area 2) not converted from existing habitat space. 

Your first post sounds like a purchase, but this statement "The $20,000 was when I refinanced and did HARP with Wells Fargo twice." makes it sound like a refi.If it was a refi, was this $20K an existing debt of yours that was not caught and paid off on the refi? 

We have operated STRs since 1999 and they had been around long before then (STEs have existed for many decades).  

We added windows to two rooms that previously had none and replaced 3 existing ones.

This is what I’m seeing in the market: Leaning on existing lender relationships is generally the path towards originations these days.

In my market zoning ordinances often make 95% of existing residential lots nonconforming where nothing could be built within the ordinance.

Finally, confirm if there are any existing service contracts (for landscaping, pest control, etc.) that may need to be transferred or canceled.

My partner and I both have 9-5 jobs with mine requiring work travel, so it has been a challenge attending local meet-ups regularly; which is why I am so glad this platform exists to help us network! 

In my experience like other things you get what you pay for. if you go with the companies that are charging super cheap rates - 5%, $100/month or something like that they don't have enough income to sustain a supportive team to actually help you manage your home. 10% is the going rate it seems in the city and that is where the better companies tend to exist. 

Now he says he is negotiating nationwide deals on materials that are priced so low the quality is non existent.