I ordered a reappraisal and met the appraiser there this time and provided them with my own comps and and pointed out all the new features and updates.

That is probably by design. 

BP is designed to educate and network, but there seems to be a misconception it replaces high cost "guru" garbage. 

I like the search features: https://www.biggerpockets.com/search

Sold it off Facebook posts (we caught some steam with some of the design stuff we did and attracted buyers early ) for $269k after some closing assistance , paying my realtor $3500 and all other costs associated we will net $62,000 !

With properties sitting vacant in those good areas I can look at it and most times spot the issue (bad sightlines, bad access, bad building design, bad parcel layout, stuck behind other buildings, etc.)

Feel free to share your own examples of your favorite marketing descriptions for the rest of the community.Example Format: Attention Grabbing Headline, Touch on Location, Highlight Homes Best Features, and Touch on Any Disqualifiers/RestrictionsExample Description:2 bedroom, 2.5 bath townhome in a fantastic West Des Moines location near the Des Moines Golf & Country Club, Waukee School District, and close to I-80!

Once you've done that a few times you can start guesstimating by sqft and building features. 

I also have language in that addendum that defines who has what responsibility for maintenance, repair, limits of expenditure based on features of appliance and cost to repair. 

Be aware though that there are many modular companies and some are more expensive than design/build custom ADUs.I would also agree with with Andrew, a conversion of an existing space (like a garage) might be the cheapest.Also, check with your city laws on what's an allowable ADU to construct based on your current home and rental regulations for them.Collin