Depending on materials 8k - 10k would be on the low end. make sure to get multiple bids and have a full sow to give each contractor so your bids are all based on the same sow.

I went to a large, regional bank that is owned by, or at least heavily invested in by Wal Mart and they gave me a 5 year, 3.99% fixed rate heloc during a spring promotion of their's a few years back.  

Get going...there is a lot of material out there but nothing trumps experience.

This is a great stop for networking, educational material, & finding deals.

I suggest you invest in an attorney reviewed and edited contract, draft the contract first if you want to tailor everything to your side, saves you money also, imagine all the worst case scenarios, over budget, over schedule, change orders, etc. you need to get the CO clause at a minimum pay, say actual hours x fixed rate and major material receipt only plus 15%.

What I did:2014: Bought condo on VA for 66.5k, Used cash I saved up to buy materials and tools. 2016: Spent 2 years of Rehab.July 2016:Appraised for 120kAug 2016:Rented outAug 2016: Bought Duplex, Started renovating the side I live in.March 2017:  Duplex is fully rented out.

ADU laws are typically meant to promote adding an in-law in the back yard or sometimes by adding a 2nd entrance at the side of the existing structure.

Today I looked online for the first time to find what the "land value" is because I know I have to base my depreciation number on the value of the house itself and any material improvement and of course divide everything in two because I still live in half the house.

Materials?

Some examples are after my tenants moved in, (all my own labor)  I added a hand rail to a fence/railing I have going along stairs about $ 225 worth of materials.