We prefer the suburbs but are looking into Cleveland proper now as well. 

But were "hoping", with the proper reovations we can increase the value to sell for atleast 200k. 

Regarding building an ADU, again it depends on your goals, but the ROI on ADUs in Denver aren't that great and a lot of appraisers don't know how to value them properly since there aren't many comps, so refinancing could potentially be an issue as well.For your first house hack, start simple and go from there.

I’m in business so I expect proper communication of project progression but I’m not getting it from my general contractor.

Failing that, sell the unit as you cannot properly manage to protect your investment without controlling your utilities. 

Probably need more information on your question to properly answer, but here are some thoughts. 1.

My question is, how to do i properly analyze a cash only offer. 

If Crawlspace make sure low point drain is working properly.   

I would like to know if there is a method to properly and fairly analyze the correct offer for a cash deal.

You should do lots of research and drive by each property that you might bid on.It depends on the laws in your state as to how string your tax deed is.I have been very luck and now have a nice portfolio of tax deed houses.I am also currently litigating a tax deed property where the precious owner is trying to over turn the county issued deed.With proper research you can mitigate a lot of the risk.There is  lot of information on the BP forums that you can study on tax liens.