I attribute my growth from a net worth of $85,000 to a net worth of $560,000 in 18 months to the HELOC.

Unless you are paying cash, there will also be holding costs attributable to financing. 

Attribute 6% to realtor fees and maybe 4% in other concessions.  

There seems to be a discrepancy between appraisers on how they attribute value to ADUs. 

They attributed it to the "next tier" homes being just a bit out of reach for the move up buyers across all price points.

I can attribute the good fortune I have to doing things I said I'd do when it was hard, and sticking with financial obligations when walking seemed to make better sense.Having said all this, it is easier to see this in today's climate as a business decision and businesses' primary function is to stay alive.

I likely attribute the short term traction to Millenials and X-Gen generations.

(There is a recent surge in hands-on management companies and conscientious landlords who actually want nice properties entering the market.)Why it's different this time is only partially attributable to neighborhood improvement efforts.  

My best attribute is to get in front of the homeowner by any means possible.

Regardless of where you get your spreadsheet, it's critical to understand the underlying equations and assumptions because some properties behave outside the norm and have attributes that will make the assumptions irrelevant at best and dead wrong at worst.