Than be smart, site back and listen, take it all in, be a good student. 

Being out three months of rent plus $1,500, I'd be better off handing back their SD and forgiving the month of rent they couldn't pay.  

Lumber and plywood went up to the sky and then came back down but not down to previous levels everything else rose and stuck.

The approach involves using a hard money lender (HML) to fund 75% of the purchase price while having the seller carry back 25% in a second-position loan, allowing you to flip the property with little money down.

The fees for us to do it were $492.50 and you can see the lender credited those back to us. 

So you'll be putting out quite a bit of money to do that, and when you sell, you'll most likely have to convert it back. 

Anything else you're looking at, or looked at previously and might circle back to?

After meeting with a number (like 8) different contractors the quotes i got back made the deal, not a deal (i think). 

I agree with @Murali Jesudoss, I had pulled back from investing when things got super crazy in the last year or so, but I believe things are stabilizing and deals will start to become more attractive. 

SFR with ADU is no problem. but if you're considering adding an ADU to a multifamily property, consider the limitations you're creating on your back-end buyer if you decide to sell, or your own financing if you choose to refi.