The property does consist of 20 one bedroom layouts and 3 studio.

JADUs can also be built and approved as part of a new construction SFR planning process, per the new state law.If you haven't already, it's worth mapping out a rough layout of the new structures on the parcel (some cities' zoning maps have area distance and area/calculator tools built in) after you factor in all of the required dimensions per parcel after subdividing into two.

Sometimes they lay out what is and is not wear and tear. 

This depends on the design and layout of the ADU.

@Brandon TurnerI think it also really depends to the layout of that house.

Initially, you may want to make this “$0” until you are comfortable with your PM, and also layout the preferred method of communication – I suggest written so there is a paper trail.

Just finished this one this month:Old:New:The layout is a bit different than yours, but I had that ugly bank of cabinets over the stove too.

To layout the problem, the property was built in 1961, and as far as I can see, wasn't updated a whole lot in the unit they were living in.

I have been looking at ADUs including modular and for many of them, the costs are not lower and more restrictive in terms of layout and design. 

Not enough responses = priced too high (assuming your marketing is dialed in).  10 showings w/out an application = something is wrong with the unit (cosmetically: not clean, didn't replace blinds, etc = clean it up more) OR (functionally: unit has issue that comparable units in the neighborhood don't have - street noise, weird layout, etc = lower price to combat issue).