Given that you've never sold any real estate you're working off wild assumptions based upon things you've read online and only partially understand because you haven't lived any of it yet.

Of course, you are right that this is the wild west.

I’m advertising for rent $745 now and I was going to use rent refi since I already use it for another property but I have since gotten in contact with the lady who used to work for the brokerage and she still does management on the side.

Let me tell you a story about the wild decision my dad made.My dad was the ultimate homeowner.

Aside from any glaring errors (like data fields that are blank that shouldn't be, or more commonly, depreciation that seems wildly high because the client didn't know that you don't depreciate land), I won't be able to spot missteps without seeing all of the data that went into the return.I hope this helps!

My lady friend ( Ex ) was to play that role (realtor)  . and I do the trucking, put the money together and build our real estate business but it didn’t worked as planned.

While we don't do remodel work (e.g. garage conversions), I've heard from contractors who do that the typical range for all-in costs is ~$100-120K.2) ADUs are not as wild west: in the early years, we saw inconsistent application of requirements for things like upsizing water meters & lines, soils reports, surveys, electrical panels, stormwater management (all depending on property specifics & jurisdiction).

I found a body in one of the garages and it took them 15 minutes 😂 it is a wild world here.

It was pretty wild in those days Wayne county recorder was 4 months behind and the title insurance was something I had never seen before. 

It is a studio that is wildly popular and rents for much more than just about any other Boston area studio I've seen.