Also I would check the return on investment, if you were to make those improvements.

Finding motivated sellers who may not have advertised their properties yet might be facilitated by doing this.Buy, Rehab, Rent, Refinance, Repeat, or BRRRR: Look for homes that require work, make the necessary improvements, and then refinance to recover your initial investment.

These updates modernized the property, improved its curb appeal, and increased its market value.

That is a lot of negative cash flow.Adding the ADU will have cost and effort but should improve the negative.  

You may find your investment in education would be better spent on other areas where you need accountability for improvement. :)All the best on your journey!

And I always make my own appraisal packages: comps that I best feel match my property, including pros and cons of each, and a complete list of improvements I have performed.  

Here are some details:Property Ownership: I own the property outright.Time on Market When Purchased: The house was on the market for 1 week when I purchased it.Appraisal Value: The appraisal value at the time of purchase was the same as the price I paid.Number of Bedrooms: The house has 3 bedrooms.Remodeling Costs: I spent $20K on pipe lining and improvements in the kitchen.MTR Definition: MTR stands for mid-term rental strategy.Regarding the HOA:Knowing the potential restrictions, my first question about any property I looked at was whether monthly rent was allowed.

This experience reinforced the value of strategic planning, efficient execution, and the potential of low-cost improvements in real estate investments.

They sell quick and I can get all the supplies at he local home improvement store. 

These updates modernized the property, improved its curb appeal, and increased its market value.