Does anyone have any suggestions on how to approach a for sale by owner and how to seal the deal?

I’m new to investing so few free to take what I say with a grain of salt.

So, take the results with a grain of salt.

I don't know about your local Austin market but I have done this in Salt Lake City and here they are very ADU friendly.

I'm no pro at this type of asset, so take this with a grain of salt, but since no one else has replied to you I'll tell you what I would do. 

Yes there may be a few inexperienced wholealers that get their numbers off, but any investor worth their salt knows to check their numbers.

I paid extra to seal the concrete.Concrete work is expensive. 

No sealing, tougher.

I am not super familiar with Logan however in Salt Lake county there are pockets of properties that would allow something like this.  

Skilled captains with years of experience, like seasoned pirates who know every ocean current, can navigate deals with cunning and confidence, often steering their earnings towards higher shores.Imagine them making complex calculations in their heads, spotting hidden potential in seemingly ordinary properties, and sealing successful deals with a firm handshake.