To add to @Matthew Forrest's point, a homeowner without previous experience with the design-build process for an ADU should realistically expect 12 months from initial design to completion.

My initial thought for my first STL was somewhere within driving distance.

We put about $20,000 of the bank's money into this property using a construction loan, and have made some out of pocket repairs after the initial capital expenditures.

There is furniture and stuff in the way and you may miss things, plus they could do damage between when you did the inspection and they actually move out.If they are moving out at the end of the month, tell them you can do a pre move out inspection, but put it in writing that as their belongings are in the property, you may miss things.the link provided earlier for California, says you can do an initial inspection, but it is also followed up by a regular inspection after they move out. 

Closing costs alone should be more than that.Hi Anthony,My lender covered closing costs after the initial 1% deposit ($4,050)

I purchased my first real estate investment a couple months ago with the initial intention of using BRRR.

Should something come up that meets your needs soon, it may be worth considered a reverse 1031 exchange, as it will provide an opportunity to acquire the property you want, but give you up to 180 days to sell your initial investment.

My initial motivation to go down this path came from something to run away from. 

I had some police tell my wife (I was out of town so she had to deal with the initial issue solo) that a threat that showed a gun between different tenants (only one of the tenants was our tenant) was not something the police would get involved in. 

The initiative, subject to a public comment period, would seek to make nationwide current reporting requirements on transactions in 12 metropolitan areas with residential property selling for more than $300,000, officials said.