The ADU won't count towards the floor area ratio. 

He was contracted for install on some of the units for LVP flooring, cabinets, counter tops, doors, base boards, some wall repair and a few other things.

It's about 85% complete, we just need to finish the first floor full bath and 3rd bedroom, put in a new privacy fence, and hopefully add central AC in the spring. 

Closed off floor plan.

The house is pretty dated and would likely need a full renovation - floors, bathrooms, kitchen, etc.

I'm physically not built for it (especially all the sheets of 5/8 going on the current project to meet multi family fire codes), and I can struggle through the mud work and end up with a decent product but only after splattering it all over the floor and redoing mistakes way more times than I should have to. 

This would be two floors.  

Hi Calvin, I looked at that one too as it could be a good deal.It's definitely going to be more than 10k based on the details in the MLS:"Just vacated by tenant; Needs cleaning and the flooring is likely to need replacing throughout; Please be aware there is a STRONG PET ODOR in the house and pet damage in places; One window has broken glass and one shower is not usable; I believe one of the toilets is not functioning as well.

It may be hard to get good flooring at the cost at the lower end of your range, same with roofs if you are removing the old shingles and putting on a lifetime roof. 

The floors need to be replaced and other cosmetic renovations are getting planned with contractors to make it much more modern and appealing.One of the issues I cant stop thinking about is the damn heating system.