You can only play games for so long.Chances are your next door neighbor is an IRS agent and turns you in when your tenants blocks their drive or some other random event disturbing your IRS neighbor.ADU catches fire and your insurance won't cover you, because it was an illegal and unpermitted structure.The city inspector told the last guy not to build or rent it, and is now pissed and wants to make an example of you and just red tags the whole property and no one can occupy for the next 1-2-3 years while you wait for a hearing.Then when you get the hearing, "staff" recommends you tear the whole structure down, and if you still want an ADU, you can apply for a permit and rebuild it.Your tenant quits paying rent and won't move out and you can't evict them, because there is no valid lease and they're just your "roommate".Probably a dozen other bad things can happen to you when you do stuff like this. 

They do, but when the roofing contractor arrived and onsite and queried the notice with BTC, they was told it is old and the issue is resolved. well then thats the roofers fault for falling for that.. 

I do stocks and all but real estate mogul stuff fits me better.

After arrival they're disappointed to find it's not a private bedroom, which leads to disgruntled guests that search for way to get a refund and leave bad reviews.

There SOW would usually be - 'I want a remodel done on the kitchen and bath, and add a new bedroom on the left side of the house'...Then I would add items that only a GC would know about or notice, like needing new headers for the openings they want, the elec panel being undersized, or the roof being suspect, etc...Together we would then arrive at a comprehensive SOW.Yes, that is much better scenario.

You don't have to worry about doing flip and fix or any long term stuff. 

If I can find something like this that appears doable even with 0% down then I have to imagine other stuff will come up too so I think this can still be done, just have to get stuff at the right price.  

What i did not have to do while owning them though was roof plumbing elec appliances stuff like that.. those lasted a good long while..

Cost seg, real estate professional status, a $2m commercial property.... its time to get a CPA who really knows his or her stuff. 

To evict just put their stuff outside and change the combo lock.