I will mention that a hot tub could really increase the frequency of bookings. 

Your equity won't likely increase beyond the cost to build because there aren't a ton of ADU comps on the market yet. 

It's just to ****ing easy for them to resist.That is why my other point is, which you skipped over and would have answered your question in the first place, is that some of the problem is in fact all of us.All the "you can do it" "real estate is easy" "don't let others hold you back"If a person comes on here and tries to argue any of those sentiments, the mob reacts with ridicule and scorn.Yet, none of those things are false either, and those slogans are in fact all things we must all embrace to succeed.And at the same time, they are the very things that get us into trouble.See what I mean?

However, I enjoy the more operational side of flips and would like to grow my business out of state to increase flipping volume and have less competition in finding deals.

I guess my challenge right now is to define the strategy and balance all the factors, such as job and population growth (value increase), cashflow (demand & supply market, interest rate, property tax, maintenance cost), and risk control (insurance etc). 

(covid, historic rate increases, etc.)

Managing rentals isn’t for everyone, especially after dealing with bad tenants, challenging property managers, and increasing costs.

The property was leased for $2,150 per month.Refinance and Return on InvestmentAfter a stabilization period of 6 months, the property was refinanced to leverage the increased value created through renovations.

The 4% isn't much, but it's better than nothing and it means my security deposits increases with rent each year. 

This has become challenging due to an increased interest in the historic district in Dubuque due to revitalization plans that include 18 million dollar investment into the historic downtown area.