Selling and exploring a 1031 exchange could make sense if you can find a deal with stronger cash flow or faster equity growth, but the key is comparing your current return to what your skill and experience could generate in another investment.Here to help,Jorge

The report is as good as the answers you provide to their questions.The risk is that you answer a question incorrectly which generates an incorrect report.I would have a discussion with your CPA to determine what the land basis is(required to start the cost segregation).I would also have your home inspection / appraisal on hand to answer the questions more thoroughly. 

Since then it’s generated top dollar and I’ve maybe had to put a total of $500 into it.

You are controlling significant assets with little money and using the revenue they generate to pay for them. 

I don't really need to know much else about someone - if they can't pass this test, why should I believe that they will be able to run a business that will generate cash?

For example college rentals generate some of the highest ROI of properties I come across in New Jersey but it depends on the school and location of property.

I can certainly tell you in SoCal if you had a single family home with an ADU that generates an extra $2k per month in income, end-user buyers will not be thinking "I'd pay an extra $20k for that." 

That’s why I only advertise on Facebook.When you create an ad for Facebook, in the VERY beginning where you choose the type of ad you want to run(you want to run an ad for “Lead Generation” or “Lead Form”), at the top of the screen somewhere, Facebook will ask you if this ad will be for housing, credit, or something else.

One fast way to generate cash flow is to invest in high cash flow, low appreciation markets (say several midwest e.g.

During this time you are not generating any return from the money invested in the ADU.