I got it down to $22k and addition $750 cashback using cashback sites. 

Running some quick after debt numbers, it appears my new cash-flow (on both duplexes) will be about the same as current cash-owned unit, but with the additional property tax/depreciation/appreciation advantages. 

Here are some of the reasons:1) The value added by the ADU addition is often significantly less than the cost of adding the ADU.

For most Americans this is an extremely over-leveraged position.However, investors typically find themselves in leveraged positions, and $150 per month in additional cash flow could make more sense, especially if the property is treated as an asset that is actually generating income.

Charge an additional fee and share with housekeeper. 

Additionally, consolidating multiple policies into one with a single renewal date would simplify management.

Funding & Structure:What’s the best way to secure additional funding beyond my partner’s $35k, like hard money, or private money? 

They maintain the first months rent plus and additional $150 fee with 8% of the monthly rent.

North Carolina has always been my home and I also love Georgia or Tennessee as 2 additional options to consider.

The layout allows for an easy addition over the garage, potentially adding 2 unitsThese units could generate approximately $36,000/year at $1,500/month rent per unitFinancial Overview & Valuation: At current income and stabilized rents, the property offers a 6.5% cap rate on a $700,000 valuationRenovations and addition of two units would cost approximately $350,000Post-renovation, the ARV (After Repair Value) is projected at $1.4 million, with the potential to double the annual revenueRun Your NumbersWith the current market pricing in the mid-$600,000s and being on the market for only 30 days, 5000 Florence Ave represents an exceptional value and scaleable opportunity.