I guess that's why I am on BP because everyone knows more than me at this point.

Thank you @Brian Schmelzlen for breaking it down for me. At

@Michael Pursell @Jonathan R McLaughlin is right about the liability, which made me think about homeowner's insurance.Be sure you talk to your insurance agent about whether an "unofficial rental unit" is covered or needs a different kind of policy.If there was some sort of claim, it wouldn't surprise me at all to see an insurance company deny the claim if it wasn't a legal, permitted ADU.

Be real picky and buy something with some meat on the bone (needs rehab) and the numbers work (good cash flow). 

Depending on the code in your town, if you ever do any work ( by me at least ) that requires changing floor plants with permits, you need to do sprinklers and so on, so it gets crazy!

The renovations to get 4th unit complete will be about 35K all in, but a general contractor quoted me at 78K, since I managed all contractors myself we saved alot of money.

You can either reach out to me at my number below (text for fastest response) and/or I'll private message you his contact info. 

And although cash flow from art isn't steady, it can be very lucrative (at least to me), at any given moment.

There's not enough meat on the bone to have an additional intermediary.One of the mistakes most inexperienced real estate investors/flippers/wholesalers make is to believe every other listing for sale is a 'deal'. 

This is almost comical to me at this point!