Duplex was not appraised for the amount that the realtor presented. 3 different appraisal short (needed $50k for HELOC) so now I am unable to cash out refi.

Most are short term a year or 18 months. 

Ideal if you're short on cash upfront, but be prepared for higher monthly payments.Conventional Loan: @Chris Seveney and I agree conventional is your better option.  

You can learn to do this independently or get a rockstar REALTOR to lead the way.

Cost to build an ADU are high, however, so it may not pencil out in the short-term.

Tools like QuickBooks or even a simple spreadsheet can help you mentain compliance and prepare for audits.Reinvest WiselyScaling a short-term rental business often requires reinvestment in marketing, property upgrades, or even hiring help.

If weed is illegal in your state, call the cops every time, issue a written warning, demand a short-notice inspection, etc.

No real strong leads!?! 

Yes we ask towards the top of the market, but I anticipate my holding times (which are in line as the short supply in my area is able to work for me) and build that in. 

You can learn to do this independently or get a rockstar REALTOR to lead the way.