With an owner-occupied loan, you can buy a house with 0-5% down and get 30-year fixed rate financing so you're not dealing with adjustable rates if rates go back up and not dealing with a balloon payment in 6-24 months which is plenty of time for an experienced investor but not a whole lot if you're new. 

Bonus depreciation is a one-time election per asset at the time of acquisition.

As discussed the property at the time of closing was occupied.

But do you think that 4-5 years is not a window enough of time for them to recover? 

I recently completed one on a multifamily property and found it to be a cost-effective approach.That said, there are a couple of additional factors to consider beyond the code differences between a garage conversion and new construction:Coastal Overlay Zones – If your property is in a coastal overlay, building a ground-up ADU may require Coastal Commission review, which can add time and complexity to the process.

Take your time and don't rush into anything.

Since then, we have been dedicating our time to learning as much as possible—reading extensively, analyzing potential deals, and listening to BiggerPockets podcasts.After careful consideration, we decided to sell our current home and rent instead, allowing us greater flexibility as we begin our real estate investment journey.

However, they spend a ridiculous amount of time for 1-2 deals a year.

Timing is everything.

The time of DIY partnership returns has passed.