I set a goal to become a full time real estate entrepreneur before my 40th birthday and started really pushing myself.During the last 3 years I have gotten my real estate license, flipped numerous properties including some very challenging ones, recently one of the flips had a $250k rehab budget which was, for me pretty risky. 

best thing to do, imo, is to talk to numerous agents who may have been involved with ADU clients. 

I'm in the camp who likes to say appreciation is a gamble, but it seems important to find something that will at least hold its value.Thanks for your input!

You are using your Property Manager like a General Contractor and asking them to get you numerous bids about a project that will most likely be $20,000 or more.  

A bit of a gamble.  

I for one do not want to gamble on my own or borrowed money in the mid 6 figures range, take on unknown risks that I have yet to understand (if you haven't done this before), for a paltry return.

I have been a tenant in numerous rentals and have learned some tricks for last second cleanups (lessors don't cringe).

I have visited this site numerous times, but this is my first post.

If you don’t have means of making money you have to gamble on appreciation and should invest locally.

We have asked them numerous times to let us know when they come in advance, as the back yard was part of our agreement since we have dogs.Anyhow this made them mad.