Also worth noting which areas are appreciating in value, since you’ll have to have an exit plan eventually and the extra value add is a great bonus. 

You can try with Kin as they are typically best priced however awful service. 

There is so much to evaluate, and answer the "is it worth it" for yourself.  

@Kelsey P.Check with your state, you should be able to find what the requirements are for any changes in the lease.30 day notice to vacate is typical for a 30 day lease.I would write up a new lease, give it to your tenant to review and ask them to sign or vacate at the end of the current lease.I wouldn't want any old leases tied to a new lease with an addendum.

Im looking to do about 25k worth of repairs towards it.

It’s worth spending the money on something that could really help you in the long run! 

Ask people why they bought this or that property, what they plan to do with it, and what they think it is worth. 

For what it's worth, I don't think you should expect your GC to put skin in the game. 

And in terms of demand, I can tell you from experience that 2-bedrooms have lower occupancy than 1 bedrooms, so it's not worth the extra money if you're after cash flow.

Unpermitted units are worth a small fraction of what a legal ADU is worth.