Real estate is a long term game once you understand that it gets easier my friend .

I'd like to get a few properties in my portfolio, continue to network and learn the game and then transition into finding, funding, rehabbing and closing my own deals. 

There are so many plays to run in this game I don't have time to type them all. 

But from my limited time in the game, I’ve found that my complete lemons are cash cows a few years later as market rent comes up well and my cap ex fixes a few years ago have paid off.

It’s awesome that you’re looking to ramp up your BRRRR game!

Let’s be honest, I’ve watched folks who jump into this game as if playing roulette.. firing off offers on duplexes in Phoenix or leaning on some “sure-thing” house hack in Austin without ever sketching out their plan.

In my case I was lucky that I still kept half of my portfolio, so didn’t get out of the RE game altogether.

I'm a very analytical person who won't start a new venture without first gaining a solid understanding, establishing the right framework and connections, and ensuring that I'm securing a great deal.

You can only play games for so long.Chances are your next door neighbor is an IRS agent and turns you in when your tenants blocks their drive or some other random event disturbing your IRS neighbor.ADU catches fire and your insurance won't cover you, because it was an illegal and unpermitted structure.The city inspector told the last guy not to build or rent it, and is now pissed and wants to make an example of you and just red tags the whole property and no one can occupy for the next 1-2-3 years while you wait for a hearing.Then when you get the hearing, "staff" recommends you tear the whole structure down, and if you still want an ADU, you can apply for a permit and rebuild it.Your tenant quits paying rent and won't move out and you can't evict them, because there is no valid lease and they're just your "roommate".Probably a dozen other bad things can happen to you when you do stuff like this. 

Adding additional bathrooms (like a master ensuite) can be a game-changer.3.