Unless you are sourcing properties yourself off-market, REI became much more challenging in 2023, and downright brutal since the start of 2024 here.   

Are they at market rent, or locked into below-market rates?

@Todd Anderson totally agree on finding a mentor in the market to learn from.

Unless you have $5 - 10k MONTHLY to spend on marketing this is what you need to do to have any chance for success with wholesaling.  

Market forces are pushing and pulling but not a source of anything breaking.

There is no one size fits all answer for this question, market to market, and property to property are all different. 

I live in a very expensive market (Seattle, WA) and I am looking to invest out of State.

An ADU could rent for an additional $1,200–$2,000/month, depending on the local market, potentially doubling the property's cash flow.

It was a true trade-off as the Logan area is more limited in STRs and new builds so ADRs are higher and likely to stay there compared to RRG where the market is headed towards being flooded and there's the potential of ADRs going down like in Gatlinburg/Pigeon Forge area. 

Hi Kedric, welcome and I'm in the Atlanta Market.