When I look at the comparables over the last 3 months the average sale price is about $235 per square foot, which would put me only at a resale value of $495,000 ...not worth it.However, there are comps from January of 2022 through July of 2022 that strongly support $300 per square foot putting the resale price of the house at $630,000... totally worth it.My real estate agent, that I've  worked closely with for the last 4 years and have probably done about 15 deals with, ensures me she will definitely get $595,000 minimum for this property, and if I knew that for sure I would do the deal.

How did you add value to the deal?

I would go with interviewing 3 contractors from google with good reviews to get an idea of prices and go from there 

It is just a loan modification based on the market value of the house.

I read ADUs are valued at lesser $ per sq feet than main house.

There should be a process or something similar to:The contractor identifies an issue that is outside of the scope of work, you review and determine is it in the scope or not.

That said, there is a lot of value with very good sub's, and can end up saving significant $, since there is no mark up.

The nice part about real estate, however, is that since a property's tax value is depreciated over the course of 27.5 years (39 for commercial) that depreciation is considered a "loss" and counts against any positive cash flow you had.

I am not this patient 2) value adds.  

My main question is for condo-purchasing: If I purchase a condo in let's say Brickell or Wynwood, could I say it is more likely to rise in value long-term (15-20 yrs) vs. a duplex in Miami shores?