The attorney general may find a bond unacceptable based only upon reasonable criteria relating to the sufficiency of the bond, and shall notify the landlord in writing of his reasons for the unacceptability of the bond

A Smart TV, gas or charcoal grill, some outdoor entertainment (horse shoes, fire pit, archery or pellet gun range).

Will this be a sufficient explanation that will likely allow my loan to be approved? 

@Scott Bell I'm doing a few BRRRRs in Burlington right now that come pretty close to meeting this criteria (SF is a little smaller).We've also done a few projects in Wilson and Rocky Mount in the same budget range. 

Even if you found one that was in your price range, and DOES cash flow... you still need to qualify.

I’ve heard of different ranges of appraiser’s views on ADU values, some do treat ADUs as whole other unit in terms of value (other’s add roughly half), just depends on which one I get.

From the few companies I spoke with, they assume somewhere in the 150K range without seeing it.I would hate to have business on the upper floors that cannot accommodate clients that canon use stairs but is a 150K+ expense worth the result?

My budget is 150k-170k  plus 5% closing cost and hope to get duplex with that range.

if all those improvements are paid for then you probably have sufficient equity for the vertical..

I've bought used ranges and they tend to work well and last without issue.If you're only interested in buying new, check out Sears.