A primary home is not an investment, as it's not producing you any return other than appreciation which you have access to only selling or taking out loan.

In my state, we have to produce an itemized list of all expenses that came out of the deposit within 30 days of tenant moving out.  

This must produce positive cash flow to protect downside. - Understand the upside of the "rent by the room" strategy- Understand the upside of any repairs that can be made to the main unit. - Understand the cost/value of completing an ADU project- Underwrite mid-term and short-term upside cases as well. 

Otherwise they have to prioritize higher income producing projects.

The REAL issue is the EXPENSE in producing new units. 

A small multi unit in a decent part of town that produces good cash flow.

A smooth sea never produced a skilled sailor (Franklin D.

Quote from @John Laseter: Good morning all, Saturday afternoon a gentleman knocked on my door and produced a postcard that I had sent to his house offering to buy it.

You can always use the depreciation from the cost segregation against the income that the activity produces.

This guy is pumping 10's of thousands into his content online with one of the top content producers in the game right now.