Typically ADUs in SF zoned areas cost much more to add than the value they add.  

I am a big believer in configuring over customizing  to keep the maintenance and operations simple and low cost.   

You'll need to put up 150k plus closing costs here to close on this deal. 

interest buydown, home warranty, closing cost assistance and seller realtor can offer bonus incentive to realtor that brings buyer . another option is to rent and refinance it 

The rate difference between FHA and Conventional is actually over 1% right now for Multi family propertiesCurrently the rate offered is 6.75% and 193/m in PMI (private mortgage insurance)That makes the payment with taxes and insurance roughly:$3453/monthTaxes were $3820, and insurance is $1800/yrCurrently this building can rent each 2 bed unit for up to $1800/m with tenants paying all utilities.All in cost to close is: $71,414.64If you rent both units for $1800/m you can expect gross cash flow of $147/mThis is the reality of buying a turn key duplex in the area using todays rates and prices.I want to stress, that this is actually considered a great property and deal in todays market for the areaYes, prices are high, and so area rates...My goal is to show what is actually going on.

Putting some money down will help you reduce costs.. 

We absolutely never allow them to pay the costs and then "just take it out of rent" later! 

Partner Driven financed the E Wildflower Lane deal using its own capital, covering the $270,000 purchase price and $40,000 in renovation costs.

Operational efficiency is also crucial; optimizing operating expenses and implementing tenant retention strategies, such as lease renewal incentives or adding desirable amenities, can stabilize your cash flow and reduce costs, helping maintain profitability even if rents decrease.Investing in property improvements, such as value-add opportunities and energy-efficient upgrades, can command higher rents and retain property value better than average units.

I'm not sure the cost for the kitchenette install with rough in work but I have great relationships with my subs and historically keep my reno costs down.