Appreciation is a bit riskier since it depends on factors we can't always control, such as school levies passing, business success, crime reduction, etc.In my opinion, it’s hard as a newbie to jump into appreciation properties, as they require a lot more initial capital to acquire.

When flipping there's many things that can come up out of your control that can prolong your progress and therefore your investors might begin to get impatient with getting their return.

The main downside is the loan limits for a house with ADU match a single family, not those of a duplex (which is higher).Rent control applies to MF where unit is older than 15 years old.  

When you can refinance and how much you can take out is largely dependent on market and economic forces that are out of one's control.

It started snowballing out of control and that was if the ADU was permittable in the first place.

I've seen landlord paid utility bills get out of control. 

We decided to diversify in a few ways...given as a Broker Owner we only controlled TWO things, our roster and more effectively monetization of ALL our transactions.  

You'll have to put a tad more money into the deal or have them control 100% of the renovation, but don't let that stop you from reaching out to get financing.

Big brokerages control the market. 

Interested to see others experience as I know price ranges and rehab budgets control quite a bit of this.