This is better left to more experienced flippers.Another thing to consider is that you have just enough cash for a down payment and closing costs on a cheap 4-plex (we're talking maybe $100K property).

Don't cheap yourself out and lose a tenant. 

Try to find similarities in the color schemes and finishes (some areas can get away with cheap counters, others have granite, some quartz, and a few are marble).  

Looking at a property; they may be small and new but thought I’d throw it out there for feedback if by chance someone knows anything about this company.

Do you own any other 4-plexes in the area you can throw on the mls?

People that aren't going to throw curveballs or drag their feet when it matters!

ADUs are not cheap to build, the $250K for 1200' 3/2 is likely fairly accurate. 

Of course, since they've been there for 6 years, you always have the option of throwing them a bone and not holding them to it.

Plus you are probably better off selling it and buying several cheap properties

College students will throw parties in your property, and they won't care (most of the time) about the condition of the property.