The last part is a moving target, especially these days, but unless you live in a really small area you can usually find similar houses that have sold, compare how well they are fixed up and where they are, and get a pretty good idea.

The bank must pay market rates for appraisals, and the assignments are bid out to a number of parties, so you really are likely paying the 'market rate'. 

The most confident party do you have the less knowledgeable party the first year of the profits.

Finding the conservative lifespan of each type was relatively easy thanks to https://roofonline.com/. 

The state and federal law dictates commission splits for seller (or buyer for that matter) referrals cannot be  paid to an unlicensed party. 

Your lender will lend money to say 100 investors, then the loans are packaged together and sold either directly to hedge funds or to a mediator between the two parties as MORTGAED BACK SECURITIES. 

Can usually close in a couple weeks, assuming no 3rd party delays.

I do not believe you need a 1% property (1% rule) to have positive cash flow as there are many variables that determine if a property has positive cash flow, but I do believe it is a very rare market that has cash flow at investor LTV (at least 75% LTV) noticeably below a 0.7% ratio.Now for this ADU: $290K for $1.8K rent (on my calculations I will always use the more conservative of values) is a ratio of 0.62% (far below my 0.7% ratio that I indicated it would be a rare market to have positive cash flow). 

For that amount, it is likely not worth going the legal route as that is wasted time and negative energy on your part.

Lending isn't an issue.I think the toughest part is finding a contractor who I can work with on a small multi-family...two to six units.I'll state up front...I'm not interested in wasting anyone's time.