In most cases, neither is warranted.Warning: I am not an attorney, and this can be a complicated topic.

Each of these asset classes requires a deep understanding of market conditions, legal nuances, and financial structuring to avoid costly mistakes.For example, tax liens can seem like easy wins but come with complications such as redemption periods and legal challenges.

After a long and complicated history with the current tenant, I’m now starting the eviction process.

I think many investors stay away from it as it can get quite complicated. 

Life and business are complicated.

And as investors we should know this, but always anticipate higher costs and longer waits.EXAMPLE Breakdown of Costs:Plan Purchase: $1,500Permitting Fees: $2,500-7,500Site Preparation (grading, utilities, foundation): $20,000–$30,000ADUs require separate utility connections for water, electricity, and sewer but you can tap into existing utilities at the primary houseIn Raleigh you CANNOT split lots fee simple, so setting up completely separate utilities would not allow you to section off the ADU as of nowYour ADU must be on a permanent foundation (no wheels, no ability to move the structure)Construction (labor and materials): $100,000–$150,000Low-grade: $150–$180/sq ft averageMid-grade: $180–$220/sq ft averageHigh-end: $220–$250/sq ft averageLandscaping/Finishing Touches: $5,000Total Estimated Cost: $125,000–$200,000You could easily spend $200k+ with super end high finishes, custom designs, complicated sitework, adding a second story or more sqft, etc.

Quote from @Sean O'Keefe: It’s more complicated then I thought to find a Real Estate CPA 🙂‍↕️Feel free to give me a call to discuss how I can help.

This is true, but can increase your chances of success by working with an experienced team.Financing Challenges: Unexpected rate hikes or tightening lending restrictions can complicate your plans. 

Let's ignore the package of or individual SFHs for the moment though, since that is a little more complicated and seems to have been a distraction.

Still, maybe you are over complicating it by trying to buy MF (a difficult asset to manage) on the other side of the county in an area that you have no experience investing in.