They want you to bring an offer based on its existing condition.  

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.

In my existing scenario I am pro managed at Lowes and use their Lamex for purchases (though I maintain accounts at Depot and several specialty companies such as Ferguson, Platt, Stoneway, etc).

**Subject To Deals:**In a **subject to** deal, you take over the seller’s existing mortgage payments, but the mortgage remains in the seller's name.

You cannot refi most loans without an existing tenant and lease in placeBeing out of state complicates things a bit here. 

BUT, I am confident that while the above covers MOST situations, in a country of 300 million + people there are locations where a 12% ROI exists for a car lot - though you may be giving up the “windfall” of a developer wanting and willing to pay a premium for your lot.  

Maybe you refinish the existing wood floors in the bedrooms rather than install new flooring.

I have learned a ton on these forums though I’m posting for the first time.what does not get mentioned enough is that if you want to scale slowly using low money down FHA/conventional loan approach and live in there for 1 year, at a time, you should not write off all the rental income on your most recent tax returns for the existing rental properties.

By the way AB 2533 (Carrillo) – Unpermitted ADUs extends the protection of existing (not newly built) unpermitted safe units of SB13.  

You need someone who clicks with you personally before engaging in a mentor/mentee relationship with the dedication and stress that may be involved.Where to find a mentorStart by looking within your existing network.