Leverage magnifies return. 3) The effort involved in adding an ADU is comparable or larger than a rehab associated with a BRRRR.

However, with the condos, I do know that the in/out element is very very important.

Today is very different as it is all about the management (and not appreciation) compared to past where management could suck but you still had superior apprecation.This will not crash housing of course but all those "creative" deals where people are paying more than market value are going to realize they have no exit. 

The smaller new builds still go for a pretty penny in my area and it's not affordable compared to what else is out there.

I've attached the median list price for Detroit here as well to compare to something like Cincinnati. 

Based on this some elements of my REI strategy are going to need to be adapted!

There was a BP member who was quite active for a short duration that presented hi use case for RE not being a good investment compared to other investments especially ially stocks.  

We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Managing the operation myself could save money and provide better control compared to working with out-of-state properties.