What do you like about broker plus to go with that versus some of the others ?

@Robert Rixer, I don't know how creative these are, as many are common plays:Valet TrashFencing in first floor yardsProviding washer and dryers for added rentReserved, Covered parkingTech PackagesInternet and Cable contracts, with reimbursementsPayment Plan rents, with small service charge (i.e. bill 1/4 rent each week)Reserved Rental cabanas at poolPrivate pool party rental optionGolf Simulator in clubhouse - fee basedOn site, self serve car wash (quarter feeder style)Charged group fitness/personal training servicesGame room in clubhouse with monthly subscription for tenants (Xbox, Playstation, etc)Changing out high maintenance grass for astro turf or lower maintenance/lower water use shrubberyBut ultimately, I think a lot of NOI increases come from deep dive into understanding EVERY expense and finding ways to minimize them, and/or no outsource them.Train maintenance team on basic HVAC and appliance repairs (find way to get them licensed as needed)Buy paint sprayers for faster, easier turns versus having to hire a contract painter, and possibly repaint whole unit each timeStandardize all finishes, so you can buy in bulk, everything from hinges and door knobs to cabinets, paint colors, and light fixtures.Potentially get leasing people onto lower base salary with higher bonus potentialBulk/bundled insurance across portfolio (even better at scale is to self insure)Regularly test sprinkler systems for leaks.Non-NOI, but benefit to you: partner with insurance agency to get referral kickbacks from your tenant base for renter insurance.  

And I feel the ideal portfolio can benefit from the diversification of both.First though, I'll add that you're comparing doing private lending (debt deals) directly versus passive syndication (which is typically equity).

Both adding an ADU and a brrrr are work, but the level of return of an ideal BRRRR is infinite versus a typical single ADU addition in SF zoned area has zero return until it recovers the initial negative position.  

@Andrew CarlsonSounds like she’s running a business and I bet that’s against your lease agreement.

Price versus value.

Your best bet to pricing the unit right is to look at the comps and see how fast they've been renting. 

Most investing strategy in the Bay is just appreciation.If you're interested in appreciation and cash flow, the Central Valley will be a great bet.

I have also bought from a neighbor and such but unless you have some boots on the ground, your best bet would be finding a realtor you like and/or search the MLS. 

I bet the filter is clogged