Hey David, ADU's can be really cost effective and great return on your investment.

They can evaluate your specific case and guide you through the process effectively

I am leaning the local route as it seems to be the most cost effective option.

But if your looking to cash flow like $500 or more per month you might want to look into more cost effective markets where you can purchase a property very cheap and the rents will give you that type of cash flow your looking for.

All these will effect long term appreciation and rents.  

It is a lot more cost effective to have things custom made than to pay 80% import tariff, plus it is local.

Being able to enter a property with only 5% down means you can leverage your money way more effectively as well.

@Peter Mckernan Love the way you did that deal and agree that those deals exist both on market and off market you just have to be able to look for them in an effective way and add creativity. 

I don't know how much more cost effective a one off modular  house will be.

Tenant screening, especially here in Chicago, is one of the most important things you have to prioritize learning - learning it the hard way is the fastest, but not always the most cost-effective (I know from experience haha)If you still need a solid eviction attorney, please let me know!