In my experience, any boost you'd get in furnished rent is not terribly significant compared to the potential for a longer vacancy, and the hassles furnished rentals entail.Two other things I'll note.

They will not leave because all the other buildings look "crap" compared to my building - so my turnover is very low; and3.

I'd love to chat with you in person some time about what you're thinking/seeing and compare notes.

One of the highest priced properties comparing to others like it in that neighborhood.

We’ll compare notes and hopefully both get the same clear answer.

I’m also comparing them by schools, tax rates, lot size etc.

I did research and found the steel is the budget friendly door, but comparing prices between steel and fiber glass on Home Depot, fiber glass doesn't seem that much more expensive. 

Most homes with ADU's are long term holds, so there are few sales comps for appraisers to use and many I've spoken to are hesitant to compare them to anything but other SFR's.

If I can find this out I can compare ROI's between this move and investment property.

I must say I'm a bit disappointed with some of its capabilities (or lack there of) so far compared to JDedwards and it may just be user issue (me).