It still would not alleviate the other issues with an ADU addition such as revenue out long (often many months) before any incoming revenue, the worse financing associated with the ADU, that it likely makes your primary a rent controlled unit, that it detracts from the primary even if it is just yard, that adding an ADU addition is work (likely more work than a BRRRR with much lower returns), etcCan you post the valuation you receive when you receive the appraisal?

For instance we’ve got a bees nest and I’ve already arranged for pest control to come in less than 4 days and notified the tenant about this and still they call/text 12 more times to bring the issue to me.

If that idiot comes along, you can't control that or do anything about it.

That's why its best to inspect the property periodically and nip things in the bud before they get out of control.

In New Jersey, rent control laws vary by municipality.

It sure makes sense  - the builder has no skin in the game in controlling costs whatsoever.

When MLS was created in most areas across the country, NAR became a virtual monopoly in residential real estate sales controlling 89% of the market.  

Do you have any control over what the existing owner can do to the property?

If you can buy within a 2 hour drive (maybe Sacramento area, which is what I'm considering), you have a lot more control as far as checking on the property than buying OOS. 

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.