. - if I use my cash, the investment needs to generate > 5%.

This could include new appliances, energy-efficient windows, or custom finishes.Clean and Declutter: Ensure the property is clean and free of clutter.

Quote from @Brendan Jones: I am very new to learning about real estate and am looking for advice on my first home and how I can best use it to help offset my mortgage and generate cash flow.

there are of course more creative strategies to reduce that up front outlay, or recoup your capital, like, say, the BRRRR method. but they are time and energy intensive and certainly not hands-off. 

During this time you are not generating any return from the money invested in the ADU.

See below:Survey (8-10 weeks) Request Permit Prints from Design Team (4-6 weeks) Site Plan and Septic Design from Design Engineers. (6-8 weeks) Need survey back to start designs as this is site specific Energy Docs (1-2 weeks) Need plans from Design Team to make request.

Commercial Revenue Generating properties like office buildings, apartment buildings, retail centers, etc (banks call it "CRE" lending) are typically evaluated from their net operating income, not gross.

The second you are introducing metrics to change your marketing that have nothing to do with generating the leads you need, you introduce uncertainty to your systems. 

Any ideas on what I could turn it into to help generate some extra profit?

Where we expected to gross between $30-40k, we are grossing $60k and generating around $2000 per month in cash flow.