Hello All,I’m finishing an ADU in San Diego, one of the last construction items is AC.

I figured a foundation repair would be like any other big item repair: just find a good contractor, pay the money, and get it done. 

I would suggest a few items: 1) Ensure you have cash on hand to make payments on the HELOC during the project, 2) Try and find a HELOC product that only requires interest-only payments (therefore reducing your payments during the project, 3) Build in some cushion on timing of the renovation and sales process for the flip in case either takes a few months longer.

If a property clears these hurdles, I’ll then start to dig a little deeper.If you're looking for "what line items should I use" when calculating expenses, just go to the BP calculator and see what they ask for.

If you are putting in mid-level finishes, such as laminate countertops, don't use a comp with high-end finishes such as quartz countertops.Step 5 - What you choose as your target acquisition cost formula depends on your and your business model and is not an industry standard. 

ADU square footage cannot be included in the GLA in the appraisal grid and must be an added line item at the bottom of the grid.

My units are larger 3 and 4 bdrm townhomes, 1600-1800 sf each, intended to serve families.With a mid-range construction budget, what items are worth splurging on to get improved rents? 

It's equally as important to go over the loan estimate together with the loan officer and have them explain each of the line items.

Most landlords still will not allow you to sublet the property simply due to high risk that is associated with the model.

I agree about staying on top of things, I also try to make sure things are in good working order prior to tenants and try to keep the current age up big ticket items in mind.