I am seeing a trend in CA that ADU construction is more cost effective (per unit) than buying on the market by a long shot.

Anybody done that sort of marketing?

One year after I used that property to pull a HELOC and this year used that money to purchase an off market 4 family property in Clinton for well under market value, which I just recently finished all of the repairs and upgrades on.

I guess with certain markets its achievable!

Are the tenants paying market rents?

Rented at $3,215 to a Section 8 Long-Term Tenant instead of a Long-Term Market Tenants for $2,400.

It sounds like your current property manager may not be marketing the rental effectively, and the fact that it's listed incorrectly as an apartment instead of a duplex could be turning off potential renters.

Thank you Lauren,  Yes, Pad split is already in this market so I think Im good.   

The key for me wasn't to invest in the 'best place' but to know a market so well that a deal jumps off the page when it appears.

IMO better options- If you don't need the money in the next 10+ years look into Annuities I'm seeing 7-9% and you don't have to participate in market downturns.