True, I am 100% with you on that.The point here is, when you analyze, you do based on what you know now (what is known as a fact today) and on what is highly likely to happened (again from today) and to accept the fact that things might change tommrow.Life happened every day, that’s why  we need to stay firm with our direction but flexible with our approach.having lived through the HORRORS of those years fully engrossed in the industry almost nationwide... it was regional on who did well and who had troubles.. no question well positioned landlords in Portland for instance no issue.. 

I think you will need to look at fredericksburg or further away - and most likely a property that needs work.You can find some on the maryland side but be careful with some of the neighborhoods those homes are in.

As long as the ADU is under 900 sq. ft. and meets the state building code, there will be no variance or special permit needed, so no ZBA or neighborhood meetings.

You need a skillset that you can manage tenant's expectations and enforce the lease with a professional but firm manner.

Recent sales in the neighborhood are also not updated. 

Any specific neighborhoods you recommend looking into—or areas to avoid?

I would say you're rolling the dice with that neighborhood and the street trying to push LUX.  

I am on the Neighborhood Building Owner's Alliance weekly calls, and we had this ADU issue come up.

. - Property type (single-family homes, duplexes, or small multifamily)- Min/max square footage or number of bedrooms and bathrooms- Desired cash flow or ROI metrics to ensure profitability- Property Condition (turnkey, light cosmetic fixes, or heavy rehab)- Neighborhood type (A/B-class areas for appreciation vs.

It easy for people to get up on their crystal palace podium but the moment it comes knocking on your door or in your neighborhood peoples opinions change drastically.