I know that some brokerages carry products that honor and recognize ADU's but some will follow a "best and highest use" and consider the property itself a duplex after all that work.

Recognize market trends, rental rates, and property prices.

not a lawyer but I was under the impression that Texas does not recognize quick claim deeds, only warranty deeds, I'd look more into that. as far as the due on sale clause, everyone i've spoken and have done AMPS, sub-to, or title transfers, only one person has ever have a due on sale clause initiated cause in retrospect banks don't care how they get their money as long as they do.

@Paul MerriwetherCap rates are typically 1.5-3pts above 10 year treasury, but also recognize their is significant lag or delay for cap rates to respond For example when ten year treasury rates rose from 2003-2006 it was not until 2008 when cap rates rose.

I recognize this to be a vintage thread but I searched the site all over looking for advice on wage garnishment against former tenants on SSID , which lead me here.

PA doesn't even bother to recognize 1031 at the state level. 

First time poster—and recognize that I'm coming at this from a different angle. 

With major employers like Procter & Gamble and Kroger ensuring a stable job market, Cincinnati presents a strong contender.

Has anyone mentioned that the Federal Government does not recognize single member LLCs and they actually give you much less protection that you think? 

Likewise with anything listed publicly -- if it's an amazing deal, you can bet someone else has recognized that as well, and it will be bid up to the point where it's no longer an amazing deal.That said, if you find the deal yourself and nobody else knows about it, it's quite possible that it could be an amazing deal!