.: I just hired an architect to design and plans submit for ADU in my 8 multi unit to use the tuck under parking.Some people say do not try to be the general contractor as it will take way more time, costly mistakes and will be nearly impossible to manage with current work. best to hire a company that will do it all and cost about $250 per square foot.

Multiple people including myself have tried to caution him of the the true costs but he's been repeatedly dismissive and has made it clear we give him motivation and he wants to prove us all wrong (whatever that means). 

Working this backwards, what I see is a 3rd party trying to benefit from another’s house via rental cashflow, My only business is 30+ years as probate estate and trust lending in CA.

You can't really look at the ones the realtors have since they overprice them hard trying to raise the value of stuff, but They are selling for a lot less than people think. 

I have an opportunity to make a quick 30k in equity, but only cash flow around $25 — if I look at long term appreciation, that seems to make sense to me, but am I overlooking something and trying to make this work?

We own our house in Seattle and are trying to determine the best strategy for our move - what approach would net us the most money over the next 1-3 years.

Try using search keywords "seller financing" or "owner financing" in Realtor.com in your area... 

I've seen a lot of people try this, and they rarely use the home. 

IE  100k plus start for marketingenough money to hire sales people to work for you say another 100k and you want to run the bizz it could work.but all the wholesalers I see that actually do deals have a buying agent who is their go to sales guy.. trying to do wholesaling as a one man band.. pretty tough gig with probably a 95% failure rate. 

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.