It is easy to assume, but assumptions are only guesses and often clouded by our view of people.As you are out of state and this is clearly causing you stress, I would suggest talking to a few local property managers to see if they can take over management of the property.Vacancies do cost, though the price someone else quoted is higher than I've ever experienced outside of an eviction where lots of stuff was left behind and the place was not taken care of (both of those were probably $6K once I factored in lost rent).

But why remove it from ADU’s and not JADU’s, It’s my assumption that when writing the law they assumed that JADU fell under ADU’s, but when Regional Planning reads it they are different.

And what appreciation assumption do you use in calculating your return going forward?

. ~200k Factored in. 36k-90k for car chargers. 150-250k~ energy sold to tenantsIf my assumptions are correct, I should be able flip property in 5 years or refi and do it again in 5 years @ 50/50% at 13.5m equity. rinse repeat.

Lets see what happens :) I hope you're right, but I'm going to make the assumption that won't happen so I'm not disappointed.

Since I don't know much about you and since you have not utilized your profile that might've given me some insight to you, your goals, and experience, I am going to have to make some assumptions.1.  

I have seen some very savvy models, and also have worked for multibillion dollar real estate firms who have really cool looking models, but the key is the data that goes into them and the assumptions made.

Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.So, when investing in areas they don’t really know, investors should research the different property Class submarkets.

.- Small notes section to elaborate on property calculations, such as noting the calculation was based on a loan assumption or short term real estate strategy - Ability to edit name of calculation to something other than the address.

Also to OP, I am trying to help you answering this question using AI, here's 5 scenarios with assumption of loan of 500k with rate of 7%:-------------------------40Y 10YARM:Key DetailsLoan Amount: $500,000Loan Term: 40 yearsMortgage Type: 10-year Adjustable-Rate Mortgage (10YARM)Initial Interest Rate: 7% (for the first 10 years)The $2,918 monthly payment is based on the initial 7% interest rate during the first 10 years of the loan.------------------------------------30Y 10YARM:For a $500,000 loan with a 30-year 10/1 adjustable-rate mortgage (ARM) and an initial interest rate of 7% for the first 10 years, the monthly mortgage payment would be approximately $3,326-----------------------------------------------------40Y IO:For a $500,000 loan with a 40-year interest-only period, the monthly mortgage payment would depend on the interest rate.