Additionally, you can still find deals that will cash flow and hit the 1% rule and amazing appreciation potential. 

In southern CA, even garage conversion ADU additions are typically costing more than the value added.  

This could cost around $500 to $1,500 per unit, depending on the size and complexity of the project.Certifications: There may be additional costs for certifications (such as HERS ratings) or third-party testing to verify the energy efficiency of each unit.For a 90-unit project, you could be looking at costs in the range of:$45,000 to $135,000 for energy modeling and certification (depending on the cost per unit).For a 112-unit project, the costs would likely be:$56,000 to $168,000 for similar services.Tax Credit Calculation:If you meet the energy standards, you can claim up to $2,000 per unit.

So by spending $42k I collected an additional $75k over 5 years, and then sold the furniture through a consignment store collecting $8k as my share.  

Avoid C-Corps, as they incur double taxation.Use LLCs for rentals and consider an S-Corp election for flips if income justifies the additional complexity.This post does not create a CPA-Client relationship.

In areas with rapid and sustained appreciation, you can use the equity gained through appreciation to purchase additional properties.

@Fulati Paerhati, sounds good, I sent a connect request with some additional information for you to consider.Look forward to connecting.

Additionally, many states offer property tax exemptions, significantly reducing expenses.

I also want the seller to sign, just to add its own confirmation to the tenant's statements.

I agree and additionally I'd recommend going down to the store and actually feeling them.