But on the flip side REI allows you to substitute cash investments with your time and your energy.

In reality what happens is you end up paying more for a "clean house" but because you are doing a flip people want new mechanicals (central air, 200 amp electric, pvc plumbing stack) so you end up doing a full gut or larger rehab then simple cosmetics and now your returns have shrunk.In your situation for your first investment I would be ok with a smaller return because of the experience gained, but for the next look for larger profit.

Look for a market that works for your time, money, energy that moves you closer to your goal of why you are investing in real estate. 

I know based on the Illinois Condo Act, HOA should cover the wall, insulation and electrical. 

That usually means the units were renovated, but what about structural, mechanical, electrical, plumbing?

-Ultimately, the water came through the roof/ceiling a soaked my first floor, insulation electric, sheet rock, flooring all ruined.

For some that might be significant electrical issues or reconfiguring rooms.

It connects to the Emerson Sensi thermostat as well.Z Wave radios use far less energy than WiFi which mean battery life is much better.

To build the ADU with sewer tie in and electric, it’ll be about 50-70k depending on my finishes.

There will be a lot of no's but there are still ways to get them talking (it's in scripts - "Not even for $$$", I'm not calling to lowball you or waste your time", "I'm really just planning for my next one in the next 3-6 months"Get to the details like Capex - age of roof, furnaces, water heaters, central ac units, electrical, any recent updating in kitchens or baths.