The main downside is the loan limits for a house with ADU match a single family, not those of a duplex (which is higher).Rent control applies to MF where unit is older than 15 years old.  

It started snowballing out of control and that was if the ADU was permittable in the first place.

We decided to diversify in a few ways...given as a Broker Owner we only controlled TWO things, our roster and more effectively monetization of ALL our transactions.  

I've seen landlord paid utility bills get out of control. 

You'll have to put a tad more money into the deal or have them control 100% of the renovation, but don't let that stop you from reaching out to get financing.

Big brokerages control the market. 

As Jeff’s first fix-and-flip, this deal showcased the power of teamwork, strategy, and smart renovations, leading to a fantastic outcome.

Interested to see others experience as I know price ranges and rehab budgets control quite a bit of this.

You, the investor, pay capital contribution to gain control of property, and reinvestments.

Quote from @Gaya Ben Simon: transforming a room into master bedroom , utilize basement space to add sqft , fixtures , open space concept ( tare down drywalls to make open space - kitchen - living room - dining room That sounds like a fantastic transformation!