Your argument almost had me convinced until I read more and started crunching examples.

I have also looked through my files of non-buys: scared off on inspection, fell apart in negotiations, numbers didn't quite crunch. 

In my experience, a garage ADU can still be profitable with long-term rentals, but you'll need to crunch the numbers carefully. 

Just crunch the numbers and ensure the terms work for your deal.Hard money typically funds up to 90% of the purchase price and 100% of the rehab costs on a draw schedule.

It's getting closer to H2 2021 levels then deflated and was crunched from Q2 22-EOY 22. 

In my experience, most lenders cap at 75% LTV, and even then, it can be tough to pull out enough equity to get meaningful cash at closing.That said, I’ve noticed a lot of investors, myself included, facing cash crunches lately.

For analytical activities I still leverage trusty Excel and other data crunching tools. 

Crunch your numbers.

Basically you find a good deal crunch numbers with his easy to use software submit deal to Jerry Norton and if it meets his criteria when he closes on the purchase he sends you a finders fee of $10k sounds easy enough. $1000 deposit required that is refunded on your first successful deal.

I've crunched the numbers on a typical 300-400K mortgage and the "break even" on refinance costs and rising rents is about 12-years.