And if it doesn't exist the way we want it, we build it:)

Also know that commercial values are determined by the assets existing performance via their financial statements using the NOI and cap rates, which differs a good bit from how residential real estate is valued using comparable sales.

Best option is likely to buy RE with an already existing detached ADU.  

We used the trenchless Pipe Bursting method to pull the new sewer piping through the existing cast iron which has deteriorated over the years.

Has anyone indicated that the 2 existing units are rent controlled?  

Builders typically are NOT long term buy and hold investors.they build they sell they take their profit and do another new build, rinse and repeat.There’s still a delta between seller ask and buyer expectations on existing property which makes sense.

Quote from @Omar Mares: Wholesaling doesn't require a license because one doesn't exist.

The existing business would be wound-down by the current owners.  

Since I like wood working, and have made several cabinet boxes for other rentals that needed repair to match existing cabinets, I can always cut new sides & bottoms if/when the presswood starts to deteriorate, and reuse the frames & doors. 

From a house hacking perspective there have been good options around 400k because you can get more per room than renting out the whole house, especially for mid term rentals.i don’t think any real deals exist anymore- just cheaper than nearby Frederick County.