Hi Tim, in what move do you think could reduce your stress?

It's not enough to reduce my escrow payment back to normal, but it will help. 

Also market dependent, section 8 tenants can sometimes be rougher on your properties or expect more maintenance which reduces that cash flow figure.

A scarce resource that a machine will not reduce the cost of.  

Make time interval, lets say within 3 years period, you check a city that has reducing DOM within 3 years4.

That's ~12% Cash on Cash return which seems pretty good/decent.My concerns are by doing this, it would reduce my rent price on the main house (most likely since they'd be sharing with other tenants on the property) and also I'm unclear whether adding an ADU would negatively affect the value of the property.Option 2Consider converting the property into a short/medium-term rental, specifically to travel nurses.

To protect their both interests, it must be reduced into writing and affixed by parties’ signatures.

Sellers concessions are an excellent tool to close 'smaller' repair gaps as they help reduce the buyers cash to close and increase capital reserves for anticipated costs beyond closing.

I don't know what you signed with the broker or what expectations were reduced to writing, I only know that IF you wish to have an open house and they refuse, and such authority to refuse such a request is not provided in your listing agreement, then you should have the right to terminate that relationship.

Reduce that $20k by repairs, cash for keys, and other things that will come up.