It was tough but worth it in the long run—literally!

.- 2 floor ADU is expensive and is tough to do due to the height limit.- Most people kept their ADUs under 750sf to avoid the impact fees- For subdivision, it wouldn't be applicable in your case due to your lot size.Feel free to reach out if you like to discuss in details.

Always ask for references and examples of similar projects (pictures)The Red Flags you have to Avoid:Lowball bids (too good to be true often is).Poor communication or delays in responding.Hesitation to provide references or sign a detailed contract.Cash-only deals or pushy behavior to secure the job.

As for the future of 2nd mortgages, it's tough to say for certain.

So on my Canby Oregon project 90 homes I did the PPM route with only 5 investors where I own majority and it is me that gets the bank loans etc and runs the project investors are all passive.

But like most markets, it's getting increasingly difficult.Plucking something from the MLS is tough because there's not a ton of inventory.

Also, for the experienced BRRRR folks out there, are you holding true to the 50% Rule on Cash Flow on each project? 

IE the buyer themselves buys low end tough to manage assets because they look great on paper.

,If you’re constrained by equity, it's going to be tough to find deals that pencil out in this environment.

Meaning, if you only put 5-10% down, then it will be tough to even get a HELOC.