As for the single family with ADU, it is not a duplex but most of the adverse LL laws do not refer to the 2 units as a duplex but MF or 2 units.  

Spend the time, make the effort, and (hopefully) reap the rewards.

Property management companies and contractors are the people in your business who make or break you.I will send you a private message to refer you to a property management company that is doing good for me.Don't let the bad experience sway you away from real estate.

The tax benefits refer to the tax deductions from mortgage interest and property tax.The returns mainly rely on appreciation, and the cash flow only improves in the last few years, also depending on securing the 5% refinance rate.I've learned a lot from this forum, but as I start to operate on my own, I'm still not completely confident.

Maybe we're in that period you're referring to when rental rates have not caught up to the increase in insurance premiums and taxes. 

Hey Tyler we hate to hear that your experience was negative sincerely we would have hoped that we could have come to a resolution we know that you and your partner had made a request that we do $800 of work that was unfortunately not in your scope of work at the time we had exhausted $4900 in additional work to ensure the property was to satisfaction which included a new hood range upgraded lvp flooring additional framing  new window and a paint upgrade from a single color format to a multi color format and can lighting all of which was never in the original scope and unfortunately when we requested that we do the work you declined I’ve attached before and after videos of the home for reference https://www.dropbox.com/scl/fi/h0ddll4cyp5g5gq12o73s/Video-J... always twos sides to these stories.. 

If a contractor listed you as a reference for a bathroom remodel and I came over to look at he work they did.

Which software are you referring to? 

It seems like PSI has grown, a couple landscape companies that way either sold or partnered with PSI because these landscape companies no longer do snow removal and refer people to PSI.  

Would love a reference if you know one.