And yes @Dan H. says that ADU is not a value add… but we pay $800 per month now bc of the ADU and our home is worth about $900k now.

Before I negotiate, is it worth looking into this? 

Buyer who thinks if property is worth $500k and balance on loan is $100k that they can get the $500k at auction.4.

The Go-Giver: - “Your true worth is determined by how much more you give in value, than you take in payment”The Voice of Knowledge: - “It’s not important to be right, or make others wrong.

For me the answer was, it's more work than I want to handle with little children and I'm not outperforming S&P 500 well enough to be worth the effort.Side point, if you are going for cash flow, you are eventually move to paid off properties so you are managing 20-30 not the 130 other people are quoting you. 

One thing to watch out for is the financing aspect of it - could be a hurdle getting a loan if the transaction is "non-arms length" - i.e. between "Friends" - might be worth looking at seller financing too

That's about three months worth of cash flow out the window.

Would it be worth it to invest in a less expensive unit just outside of the strip or is having a place within walking distance the biggest appeal?

But it's all worth it for me.

I just find that they aren't worth it because of all the edits you have to make on the spreadsheet to get the same result, and one of the softwares refused to allow Journal Entries which seemed like a huge red flag to me.