@Elizabeth Blazina  In the 4 short sales I have closed in the NUMEROUS others I have worked on including the 3 I Neck deep trying to close.

Search the BP for ADU appraisals to encounter numerous examples.

I hear the Jaws theme song.

I am in contact with numerous lawyers attorneys / independent professionals who can help me through this.

We have not had any issues since living here and there are numerous families (with kids) that live on our street.

While the various parties raise numerous points of error, the initial question which we must resolve concerns construction of the Texas Real Estate License Act.

I'm suspecting the dog might be more of a 'pit bull mix' since statistically that is the most numerous dog needing to be rescued.

I have not done this myself but have seen it done numerous times.

. - https://www.biggerpockets.com/files/user/CosIorg/file/asset-protection-spectrum-diagramAnd if all that didn't get you utterly confused, let me add to it - since AssPro is not cheap, I spent numerous hours researching from multiple sources the whole LLC question and asset protection matter and all the rabbit holes it opens.

And while the ABSENCE of that nearly identical 3/2/2/1200sf house as a comp can mean that you have to extrapolate from the available 4/2.5/2/1750sf house with the whole plus/minus song and dance that appraisers often need to do, that is NOT what I saw in the proffered comps for the NW properties.