The original six month tenant I had extended the lease 9 times and stayed a total of 5 years, paying me about $15k over market rent annually.  

In the 2024 insurance market, CA is hard to place, so even though you could force them onto a single policy, it may be more economical to keep them separate.I'll send you a note with the carriers who can do this for you.

However, purchasing the replacement property from an estate where your mother-in-law is the executor and other heirs are your wife's aunts and cousins raises potential related-party concerns under Section 1031(f).The IRS generally prohibits 1031 exchanges between related parties unless both the buyer and seller hold their respective properties for at least two years after the exchange.To stay compliant and avoid disqualification, ensure:The estate sells the property directly before any distributions to heirs.You hold the replacement property for at least two years.The transaction is conducted at fair market value with no prearranged agreements.Given the IRS scrutiny of related-party 1031 exchanges, consult a qualified CPA or 1031 exchange accommodator to structure the deal properly and avoid potential capital gains tax liabilities.This post does not create a CPA-Client relationship.

Hey @Ashley Kroft I love using Pricelabs feature of creating a comp set because you can really drill down to the finer details of what others are doing in the market, in your specific area.

In my market the valuation with f/f non commercial financing is typically lower than the hands off cost of adding the ADU.  

In high barrier markets, rents have gotten stronger but not the double digit growth we had seen, which was an anomaly.  

Need a marketing team or call center.

Core values and faith-based messaging can be powerful, but they often get co-opted as a marketing tool to build trust.To tie it all together, many of these programs introduce a group or community.

The one big caution I would have for investors on the design is don’t make the room size too small.

You can also force equity by buying homes that need work and getting it up to market standard.