I maintain even break even on valuation (which is rare in SF Zoned areas), the ADU has big disadvantages versus new property acquisition including financing, level of effort, rent control, prop tax being based on cost rather than value added, length of time including length of time from first expenditures to first income, reduction of something from existing unit (in your case existing home lost its garage).Did you see starting next year Mf can add an ADU per unit up to 8 units without any affordable housing concessions?

In Land Investing Online there is a free support group as well as an affordable monthly subscription (I think $100) where you can share your deals for input from the other members. 

I would be extra cautious entertaining these types of offers.

Some sellers will still entertain them.  

That’s why I still do most of my own turns even though at one time I had over 30 units and can definitely afford not to. 

The big knock is cost of living and home affordability but I never hear complaints about that from ppl coming from NY or California 😂

All the markets you mentioned are solid choices for affordability and long-term growth potential.If you’re looking to narrow it down, consider Indianapolis or Columbia, SC, as both have strong rental demand, landlord-friendly laws, and stable economies.

That way you are an alternative rental option for those that cannot afford a single family home.

Since I can’t afford to pay cash for a home here in North Carolina, pay cash for a home in places like Detroit, Alabama, or Ohio.

Higher property taxes compound the expense for buyers, making affordability harder to achieve.