im in the process of doing that right now any tips so i dont overspend on reno since a nonconforming duplex is more valued at cashflow than the arv

As an investor with ODC, and someone who has spoke with Brandon directly a handful of times about ODC, I can tell you that he does participate in the decision making process' at the company.

However, I have helped a couple people with extremely basic home layouts when they were in the process of remodeling their home.

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

Our thought process, is that we should purchase a property in the villages or very close by as this is a very good middle ground for the said areas above.

Replatting and renovating could definitely add value, but working with someone who knows the local zoning and permitting processes will be key.

Once I am more comfortable with the process I will certainly look to span as far as I can.

You need to do what you can to keep ALL of your places pest free and teach your tenants their role in the process as well. 

"Limited supply due to tough zoning and restrictive permitting process, high construction costs, and expensive dirt, and population increases (guess AI hasn't gotten the memo that population has actually decreased)". 

To discuss other side of this thought process on new builds..