I received an estimate to make room for a hot tub that does NOT include the cost of a hot tub.

It will likely cost you more than 10% if you try to replicate this process.

Off market is often a myth unless you are the one perhaps generating the leads, but then again that cost money and time and effort. 

Depending on how deep you may have to replace them since that urine smell will linger.

The next steps will involve accurate construction cost estimates by a licensed contractor (or two) and connecting with a lender (possibly current local bank) for construction financing.

We are at likely record high price to rent ratios (like much of the country) without much upside on rent growth in the mid-term paired with steeply rising taxes, financing, and insurance costs.

I have been getting crazy numbers from contractors and I understand California isn't cheap, but I was hoping to get advice on how to find someone that's reasonable and dependable. 

And even if the ADU was on your side the cost and time to do it is such a waste when there are some many other buildings/deals in Chicago. 

No upfront cost. 

I'll be asking the tax office tomorrow as well when I go to research the properties, and anyone who will give me the time of day at the auction - even if it costs me buying their lunch and a couple drinks😂.And with regard to the rules/law, that's what predicated my initial question, it's so simple and clear I assumed I must be misunderstanding (quite the paradox).