The ADUs that the most experienced are adding leverage bonus density program or other such rules to add multiple units and for the most part they exit.  

A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation, business taxation, financial planning and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

They are generous on the values so sometime my actual cash out of pocket is less than 15%, for example, I pay 102K for a house that appraises for 108K, the extra 6K they count towards my down payment so I get a mortgage for 91,800 because that's 85% of 108K and I write a check for about 10K.

Positive cash flow would be a bonus.

BIG bonus is you snag something with Timber that will grow and you can do a selective harvest 20 years from now the Timber could end up paying for the building of the home.

@Mike Levene First note, I agree with others saying cash flow is a bonus, though it depends on what stage of investing you're in.

QIP can be bonus depreciated.To maximize deductions, consider waiting to make improvements until after the property is converted to a rental.

I would hire out a leasing agent and work a bonus structure in that allows for them to exceed the 5% given they beat my planned vacancy number. 

Our mentor has helped us find deals up to this point but they won’t be so generous for ever!!

We also try to incentivize early completion with bonuses and punish late completion with reduced payments, but in reality this often becomes challenging because of things outside the contractor’s control.Hope this helps you some.