Mike is correct, you need to add square footage to the property to get a higher price.

Also, I was looking into Virginia Beach to see if it is a pro landlord state.Thanks for your help,GregSimple rule of thumb to use to answer your question.... if it's Red it's pro landlord.

The Building Code provides a dollar per square foot value based on construction type.VB - Wood Construction $112 per square footIIB - Non-Combustible Construction $147.35 per square foot.  

@Greg Dickerson so building costs for that type of property is about 130-135 a square foot?

Off market will bring you the larger spreads generally speaking but you can make money from the right MLS deals too so long as you create more spread by developing the project out, I.e. adding square footage.

That was a big red flag for me. 

That would be PayPal, Intuit, Stripe, Square, WePay and countless others - but only if you send it as a business payment, meaning they charge you processing fees. 

@Scott SavardFlooring - 8mm vinyl glue down tile plank - $1.5-$2 per square foot per material, and $1.5-2 for labor to install.

@Drew Rehman The way I read the comment above is that ADUs in general will not go into the home square footage calc.

Red flags?