Also we've averaged about 10-15 nights of occupancy over the last few months. any input appreciated. 

Hey @Joy Daniels, I read everything I can all the time.I read a few blogs that go over products and some design.

I spend $90 a month for one LLC, and $50 for another.

Of course, if we have another available unit that's similar to the one they were looking at, I'll pivot to that and offer to move their current application over to that unit as long as they would still qualify under whatever the new unit's rent is. 

The builders that were building rentals are most assuredly going to switch over to rebuilding the higher profit multi-million dollar homes.

Non-passive to achieve this level of return.Add the addition of the ADU makes the main unit rent controlled if over 15 years old.the work to add an ADU likely exceeds the effort of a brrrr that can achieve infinite return  Experienced investors are adding multiple ADUs by leveraging items like bonus density, committing units to affordable housing, etc.  

 Which city in the United States has appreciated the most over the past 10 years?

Lots of reviews...I think over 1000 on google.

When I tried to get it when my side of the family found out and tried ti take over reverser mortgage payments to bank because she had died it was to late so they sold the house to Hud and then other reverse mortgage companies but a relative still lives there so they can't kick them out.

No way I'll have taxes hanging over my head into October just because they're too busy with others to file on time.