So I'm not building a 660 sqft ADU just turning the existing property into the "adu" and then building a new home on the lot.

This has driven up the property taxes there. 

I know a lender that can help with both states that does investment lending for very cheap, it would be worth a connection as you look to build out your team no matter what you decide.

But you knew the local landfill/trash incineration company had been given the ok to build a massive facility in 3 years.

Being a real estate professional allows you to treat the income as non-passive, allowing higher high income tax payers to pay less in taxes.

Hello Derick, If you have not already done this, I suggest the Build Your Investing Team> menu/link at the top left of the page on Bigger Pockets and go through the process of building a team.

We have sold (tax free), kept as long term and/or short term rentals as well.

There is a pretty decently sized parking lot literally less than 100 feet from that house.I am assuming it is part of the college and it is pretty far from the buildings so maybe you could get them to allow you to use it for wedding parking.

Usually the numbers don't work to build in these neighborhoods, unless government tax credits, etc.Do you see the problem with your two statements:"The turnover costs could/will be high"and"How much more damage could they do?"

Another wildcard is that the tax office opened in The UAE a year ago.