All things considered, on the market for months, its now winter time, cold weather, holidays, and dark at 5 pm, not prime selling time, I offered $250,000. 

Lenders or investors who have short lock up periods but have years of experience feeding their business with new capital would give me more comfort but anyone who is just starting and is promising a rate of return or return of capital in a set period of time would be alarming because they very well could be reliant on fresh capital to make good on that promise and that usually ends poorly.

The problem with taking on a second property that needs work when you already have one is when major things break in both at the same time.

It was kind of a bad spot in my life at the time.

Reducing risk requires at least some time spent in research and involvement in a deal.There are many other things you learn along the way as well. 

Most of the time, an ADU will cost 100k just for that part and then you have to actually build the cosmetic part for an additional 40-50k. 

in a stick frame market and one of the cheapest markets to build we build with margin at $190 or so a square foot. that will go up over time about 5% or 10% a year to keep up with new build price increases. we are buidling a 3 story walk up and source some of the lowest priced crews.

However, opponents argue that privatization could disrupt mortgage affordability, increase borrowing costs, and reduce accessibility to financing for first-time homebuyers and small-scale investors.How Privatization Could Impact Real Estate InvestorsIf Fannie Mae and Freddie Mac transition to private entities, several key changes could affect real estate investors, particularly those relying on conventional financing.

The book is already available on the website but I did not know that at the time! 

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.