Hi Sam,Many purchase & rehab financing will consider ADU construction as part of a medium/heavy rehab, rather than a ground up construction.

We only lightly sanded/roughed surface of cabinets after a thorough cleaning and time to dry, then we primed with a water base heavy duty primer (we used 1-2-3) and got Enamel Sherwin Williams paint (like $100+ gal). 

Given how much you have, I expect you should have a heavy dose on those to keep a lower bound on your yearly income.

Well, here is an answer that's not from ChatGPT.Let appreciation do some of the heavy lifting for you.

HUD guidance says it could fit five people, but the septic system is old and struggles to keep up with two people, especially after a heavy rain.

Our lease prohibits overnight guests [7+ consecutive days] and [more than 30 days within a 90 day period].

The home value decreases are not as bad as I wrote country-wide, however BC and Ontario have taken a heavy hit as discussed and they represent over 50% of the population.

One day overnight due to wind storm and rain in the area electricity outage happened for 6hrs.

Many of these unrepresented investors are submitting multiple offers on many homes at once due to low inventory and heavy competition, without performing proper due diligence and carefully analyzing values.

In 2009, when I bought my first rental property in Virginia that gets heavy use (4-6 adults), I bought a used white ice maker fridge for $300, a used front load washer and dryer pair for $700, used otr microwave for $100 and kept the existing old white dishwasher, oven, furnace, ac, hwh.