You're spot on, it is so overlooked and misunderstood!

This market is so volatile, one minute something is available and the next its sold and the closing documents are signed.

I must not be in tune to what you are talking about as far as Dave goes. 

Since the number of sales is so low and owners hold on as long as they can it will take a major market shift to start seeing comparables with the ADU variable. 

As far as being your own GC, also known as 'Owner/Builder', everyone should be aware that most states (California is one, I looked up GA and it seems they may be as well) do not allow an investor to act as a GC on any property except their primary residence, and even then there are limitations.So check local laws before starting down that road.....

As far as I have been able to find out (Somebody PLEASE correct me if you know better) the demolition lien is good for 20 years.

Student housing can be a bit trickier as far as leases go, but typically, you would rent by the room and want the parents on the lease.

As far as I can tell, that floor looked at least five days wet when I saw it They were working with the home warranty company to get it fixed. 

Yeah at the time I was a foreman on a construction crew for a local contractor/my beat friend and mentor, so I had a truck full of all the tools, access to leftover materiels needed as well as a significant amount of experience so yes I personally added a second bathroom and as far as the 5th bedroom goes, it was just a matter of putting a door on the "living room".

As far as finding the right markets, the BP podcast called "On The Market" shares reports of best markets as do other platforms but BP is my fav for sure.