But comparing rates on commercial (non standardized mortgages) is like asking what’s the price of carpeting without specifying the quality, type, color, installation, warranty or anything else.  

If there is any way you can avoid marketing to section 8 you will be far better off especially in regards to the quality of tenant you will get. 

This attracts higher quality, mid to long-term tenants who often take better care of their living space.#3 Higher Rent Potential:ADUs offer an additional income stream, allowing investors to charge higher rents overall.

Having inside relationships with quality and experienced wholesalers who actually know how to properly evaluate ARV and rehab numbers is a plus.

You need quality vendors set up and quality vendors are expensive. 

Your numbers are simply not worth the paper they're printed on if you really need to rely on a home inspector to tell you about the property's build quality and condition.

Given the low price point I would be hesitant on keeping the property depending on the quality of the area...Keep the best, flip the rest.If its a solid location, I'd consider keeping. 

But especially in ODC's case as they have so much going on and have grown so quickly that who's in charge of what exactly isn't always clear and systems/quality control not always well established.

While proximity to developing scenes and amenities suggests upward potential, the nearby "war-zone" area could raise significant concerns regarding safety, tenant quality, and property value stability.

And it's not as cheap as many think, especially in quality areas.