We're closing our 5th fund so I'm obviously a big believer in the benefit of OZs but you want to do meaningful research before setting up your own fund.   

Last summer when I went to a driving for dollars lead appointment that ended up actually being a pre-foreclosure, I realized that the work would be meaningful.

As with you I have boots on the ground there which helps tremendously.Housing in Ohio has increased, but nothing like CA, so if you are patient and careful you can pick up excellent properties that have strong cash flow with meaningful appreciation potential at acceptable prices.

Responding to her experiences.On a positive note can you make a post to wholesalers to make their engagements more meaningful to potential buyers?  

However if I do a BRRRR I can achieve infinite return by extracting all of my investment.

Recognize any negative position implies that the costs are trapped until appreciation provides the opportunity to extract any part of the ADU investment.  

I talk with him/her and ask them after they have written up the appraisal, and say... okay so you say based on the condition and comps this property is worth 100K what in your opinion will I need to do to this property to get it to (x amount) usually equal to current purchase price plus budget plus a minimum of 25% more..ie: purchase at 100K20K down payment80 K mortgageRenovation cost of 15K100 + 15 = 115 x 1.25 =  144KThis means I can now open up the back end of the mortgage product for the 144K and extract my full down payment and reno costs.

So as not to shill for him, I'll let you extract that info on your own.

Cash flowing on day 1 of an investment is not meaningful if your intent is to hold 10, 15 or 20 years. 

In my experience a meaningful/fulfilling life is a lot about growth and transformation so if you're not pushing yourself, you may be more "comfortable" but it's the kind of "slowly dying" comfortable that doesn't give you opportunity to grow your self-esteem, capacity or abilities.