@Ian Swensson your cash flow is negative because you are competing with two other types of buyers for those kinds of properties. 1) Buyers who will live in the property and doesn't mind covering more than half because they are "investing" and they figure that when they are ready to move, rents will have increased and the property will work for them.

They don't have to fix things up they won't have strangers traipsing through their home looking at everythingyou will clear out everything they don't want to take with themYou can suggest movers, yard sale people etcYou can move fast and get cash right awayAnother segment could be Homeowners with Low Financial Stability Scores (FSS). 

Buying 4 duplexes and everyone paying $600 a month and wanting to raise the rent to $650 month. It only $50 more a month but Is it better to do this as soon as they are signing new lease with my company or wait for a ...

Update: I won by default, I lined up the movers for Wed to evict.

You won't always get your money back and some renos are mover valuable than others.

Sellers in Tacoma and Olympia want San Francisco prices!

But it can be an awesome way to move real estate from active to passive mode when done correctly. 

I saw Terry Wise recommended for Tacoma but couldn't find one for Seattle.

I live in the Tacoma/Seattle area. 

Marketing to owners who have the equity to pull off an ADU on their own may not be smart.Focus on a "first-mover" advantage that the owner can unlock "sudden, unrealized equity" that over time will melt away as more ADU is built.