Just a follow up question, were you utilizing debt to invest, I have always been taught since a young age to try and not utilize debt (I come from a family of stock market investors, traditional business owners) where debt is not utilized as frequently which I obviously understand debt can be a very powerful tool and utilized in a great way its just something I want to avoid with my investments to an extent any suggestions for investing without debt or as little as possible. 

At minimum, stage the living room and primary bedroom to give it some warmth.That said, have you thought about cutting bait and putting your money into a market where the numbers actually work?

Buying a property as primary, renting a bedroom or two to friends is a good way to start building your RE portfolio.

On the other hand, if you're aiming for long-term rental properties, getting prequalified with a lender specializing in traditional loans or DSCR (Debt Service Coverage Ratio) loans is key.

@Stanley Nguyen You can have an SDIRA despite having a 401k through your employer - it works just like a Traditional or Roth IRA.If you have SE income, you can have a Solo 401k, too, but you are subject to the annual contribution limits across both plans - your Solo 401k and your 401k through your employer.

Your primary insurance policy with $300,000 in liability coverage should be sufficient in 99.999% of all lawsuits.5.

Even in HCOL areas, adding an ADU typically does not make sense because developing a single small unit is the most expensive residential development that exists.Adding an ADU is a lot of work (probably more than a brrrr but with worse return), has poor financing options, typically adds less value than the cost of the addition, and detracts something from the primary structure even if it is just yard and privacy.Good luck 

I live in my own primary residence and that is fully paid off. 

From tax stand point I would think you can separate from primary and be okay with IRS being that IRS will not be local code enforcement.  

Features a versatile layout with potential for office or hobby spaces, and a primary suite with a double vanity bath.