When I researched and saw that an ADU can cost up to 6 figures I was shocked.

Your wish list is more like a $350k property in Lakewood, Cleveland Heights, University Heights,Shaker Heights, et al.It's time to re-evaluate what is most important, and then work backwards to figure out the locations where you can achieve the desired result. 

If so, you'll need to figure out why you're not making money - is it other operating inefficiencies or your debt terms?

Thank you once again and you’ve been really helpful in figuring all this out!

I haven't figured out how to reply directly in a forum yet. =)However, this is still early, I've only had access since Friday. 

I currently broker LIHTC multi-family for a large firm coast to coast and am also interested in MF in the Arizona submarkets as well, and will eventually invest on that scale - I just figure breaking into the state through SFH flips may be a more risk adverse way to understand the pros and cons to phoenix submarkets.

So focus on lead generation.Once you have that covered, then yes you do need to have a bit of insight on the workings of the transaction.But all this should be easy to figure out the moment you keep commonsense in play.Start with getting in touch with a wholesaler-friendly attorney for your closings (if you are in an attorney state), and build a relationship with him (that is also what I did)..He should guide you along the way as you go.

I've never seen a place where so many people of average to below average intelligence make 6 figures.

Myself and a friend are looking to get into investing in buying hold single-family homes. She would be putting all the cash down for the property and I'm a contractor and would take care of all of the rehab work along...

The first conversation that needs to be had is with the contractor to figure out why the previous agreement is not being honored.