Some strategies to get around are:1. leverage your current portfolio and buy in cash, increase value, and then refi2. buy Multi-family so your ratios aren't the main factor to lenders3. get in with a lender for high net worth individuals4.

I like the cash flow and see the potential for increasing rents, but I’m hesitant about overpaying.

I've been gradually increasing rent.

You have engaged and paid securities attorney and are compliant with Reg D offering 

Thus increasing density ratio.

Yearly increasing costs will, in time, eat up any profit they have per unit.

If you offer a bonus based on profitability will deferred maintenance increase because they want a bonus?

In simple terms: if you invest 200k into an ADU it won't increase your property value by 200k.

This decision increased our budget from $15K to $45K, but it turned out to be a wise investment.The increased budget allowed us to enhance the property's overall value significantly, and we were able to sell it for a much higher price than initially anticipated.

This decision increased our budget from $15K to $45K, but it turned out to be a wise investment.The increased budget allowed us to enhance the property's overall value significantly, and we were able to sell it for a much higher price than initially anticipated.