No Capital gains tax if I sell one day either. 

If you're starting with this model, it can be highly beneficial as it allows you to gain first-hand experience with the daily operations, actions that must be taken, requirements, market demands, and more.

In the end the experience you will gain from closing a deal without representation is priceless! 

Like you, I’m diving into books and podcasts, but I also believe there’s immense value in learning alongside others and gaining hands-on experience.I’m in the process of connecting with like-minded individuals to create a community of new investors who are eager to learn, share knowledge, and even collaborate on deals.

So, by the end of 5 years, your net gain will be around $33k ($93k cash pulled out minus the negative cash flow).Looking ahead:Future Cash Flow: After 5 years, assuming a 3% annual rent increase, your rent will rise to $6,955.

When investing in high cash-flow markets, I always recommend working with an investor friendly agent so you're able to gain the right insight on the different areas and the risks involved.

However, when the business model of "value add via ADU addition and rehab" gains some traction in a given market, and those properties with begin to trade, there will be comps. 

Short-term pains for long-term gains. 

The leaders of these must gain unearned trust and authority very quickly.

You’d also make all future capital gains at least partially taxable instead of tax exempt by converting your primary to a rental.