(I just searched MLS and there are 589 right now)  that is not counting off-market and wholesalers. 

If mine turned 19 on April 1st, does he count for the year?

So the value and equity of the land you have counts towards the total value of the deal.

Whats the bed bath count, and sqft?

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.

you are right on both counts - it is saturated and there is tremendous demand within all asset classes / niches, AND real estate is constantly changing hands and there are still deals out there. 

You can count on your HOI being raised annually from now until the foreseeable future. 

So after the first year, expect $5592 annual cost on property tax to counted as an expense for a reduction of cash flow in the amount of $5592 per year.3) Your assumption for HOA dues was $1000 per year. 

I am basically counting on the values appreciating over the next 2-3 years and possibly refinancing it later.