All in all, everything I analyze from wholesalers, independent and large, are only giving about a $20,000 profit.

I found a killer deal, put 1k down as EMD and then wholesaled it for a nice profit. 

As is, it looks like the duplex would lose about 10k a year while the fourplex profit about 1k per year...that said Jersey City heights (duplex) is not rent controlled and would appreciate more than downtown Union City.

Equity paydown and modest appreciation would result in a small profit; not enough to justify a non passive investment but i will own a killer cabin.  

Delays like this—especially in probate—impact our timelines and profitability.

In my experience, a garage ADU can still be profitable with long-term rentals, but you'll need to crunch the numbers carefully. 

It's organized good, I do inspections, but my fear is the side hustle turns into hoarding.

. :-) Even if you win the war, loosing the battle can easily wipe out all your profits and more.Think about that recent CA AirBnB case where the lady was in the guest house for almost 2 years with no rent?  

If it's a larger organization, feel free to inquire about their different staff qualifications.2.

I would agree with Chris, I would not use debt to cover all costs and then hope to get a good pop on the sale to cover all the debt, payments and still have some in the end to make a profit to do it again.