Whether or not you should create more LLCs to separate the properties can depend on a few factors.

So the total cost is $4800.I know I have to factor in the pandemic years with higher costs (although I think differences would be mostly in products and materials, not labor), and the fact that the numbers in the book are from 2019, but I was wondering if someone could help me see where I am making a 130+% mistake in my estimation of labor costs.Thank you in advance!

@Roberto VasquezThe decision to create one or more LLCs for your properties can depend on a few factors.

I just wrote a blog about the financial metrics/returns of building ADUs in Los Angeles & Southern California...thought I would share some of my findings:The cost of an ADU will depend on a few factors including whether it’s a garage conversion or newly built detached/attached ADU, but a good rule of thumb is as follows:Garage conversion (300-400sf): $70,000-$100,000New ADU: $200-$350 per square foot.

You'll get a far better response using your name, and in the case of no name or return, the curiosity factor will often overcome the gatekeeper mentality :-)Hope that helps.  

Defintely talk to a lender because there are a ton of factors that will play into the amount of next mortgage you can get- the biggest ones I dealt with were DTI ratio and the monthly payment I would have to make on that HELOC.

If a property has that kind of impact I would use that as a no-go factor right off the bat. 

Credit score, income:rent ratio, job longevity, Landlord references, age, and a long list of other factors I'm forgetting. 

At this point I’m dealing with the issues as they come and will take all necessary actions that I can to finish the project the right way but the lesson for me is I guess in the future look for the permits pulled for a house over the years and try to factor in potential work that was done without permits and add that as a risk factor.

Yes, there are instances where the eviction/forfeiture process is less expensive and faster, and theoretically there can be more upside, but on the whole, those factors do not make up for the negatives.