there you go. the problem is appraisal. comparable sales, and your approach to building an ADU against the recommendation of your market. super beginner strategy it's popular in ohio as well but just not worth the investment. 

While I usually think people have the best intentions, as someone working with you for the first time, it is truly hard not to have the thought cross my mind that the pro forma provided by Jennifer Lucero was inflated by Southern Impression Homes simply to make the sale. 

I have been funding these types of props since 2002 for a turnkey company in Detroit who used LA based sales agents then over the years I have met most all of the Marketing companies or they have sold clients of mine props I see the commish on my huds. 

Fortunately, he moved to FL after the sale, bought a mansion as his retirement home, and saved by the state's homestead laws.

Been listed for 5 months for sale, but it's is a land lease now with 29 years left.

Quote from @Stuart Udis: Jay noted some good upgrades.Bathrooms: I spend more on tile across the board but even more so on for sale housing.

Even if they're off market doesn't mean better pricing, they may not be on Crexi or LoopNet, but if they're for sale, they're being marketed. 

Studies show good staging does have an impact on your sale.

In a consolidation exchange your time frames start at the sale of the first relinquished property you are selling, so you really want to be proactive on getting those other properties sold.

With that being said, appreciation is certainly something to always consider here in SD.Example of current property for sale, $1,800,000 asking price (25% down) - 4 units $10,200 total monthly rents (pro forma) - rental market has seen softening as of late$9,770/month after assuming 5% vacancy rate.$8,981 mortgage at 7%$2,918 expenses monthly 33.38% of Gross rental income (Prop mgt, maintenance reserve, utilities, Prop Taxes, Insurance, other)$6,852 NOI/monthly ($2,129) negative monthly cash flow..Same scenario with 50% down, $864 positive monthly cash flowNot saying it's the best use of capital or the only way to do it, instead providing an example using an available market opportunity to share what the numbers look like.