I want to build an ADU to my Primary residence as an investment property instead of buying another rental.

I'll be keeping your info as I'm about to be a North Carolina resident and property investor.

They get a higher return since they are covering housing cost, have the $250k per spouse primary residence deduction in gains, is a savings account, higher leverage position, lower interest rate possible, will pay more premium for location, etc.House might be overpriced for REITs but not for home owners.  

If you're using traditional financing on your primary residence, they're going to do another credit check on you just before closing.

Keep in touch with your lending partners for each one so you can understand whether you need departure residence income to qualify for the next or not.Finally, if you're investing with a Significant other, I recommend considering a "leapfrog" strategy where you buy one, then your partner buys the next, and so on.  

Quote from @John Perkins: Investment Info:Single-family residence fix & flip investment in Success.

Avail sends this to the resident, collects rent and deposits it into our account.

Phoenix contains a rare combination of elements that have created an outstanding market for distressed property investments, including the following:Cost Savings: Distressed properties are sold below their market value and enable investors to take hold of properties at a trifle compared to traditionally listed properties.Strong Market Fundamentals: Being among the fastest-growing cities in the country, Phoenix ensures a high demand in housing and rentals, hence good potential for resale or income from rentals.Value Creation Opportunities: Most distressed properties need renovations; thus, such situations present opportunities for investors to increase equity by adding value.Population and Economic Growth: Phoenix remains among those cities in the country which are attracting more and more residents and business; therefore, this presents good, long-term appreciation possibilities of property appreciation and income creation.Challenges to ConsiderWhile the rewards can be great, distressed property investment is not without its challenges.

However, required downpayments were typically 40-50%, and would be difficult without a residency visa.

Padsplit residents can cause problems with neighbors and other residents because many have substance abuse and/or criminal histories.