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.

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Cheapest marketing model I’ve put together.

I guess with certain markets its achievable!

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

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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.

Anybody done that sort of marketing?

design one for yourself. think about your market. like in columbus we have infill lots at 30x120 and so we developed and designed a house for ourselves. we build the same house and continue to Make modifications. it's the only new build we offer to build for clients. that's just my opinion. architects we didn't even use we looked at national builder Floorplans and decided. our typical lot is 3000-4000 square feet that we build on 

Are the tenants paying market rents?