The level of professionalism in the commercial world is a big standout to me as well.

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?

or, you can go into the high end neighborhoods where there's more margin... but probably the same level of competition as you're used to. 

Yes they require renovations at that level but with a little love I am still getting cash flow.

Nationally, the levels of pre-existing home sales are back at 1995 levels mostly because of the interest rate conundrum, so I'm interested to know what's happening in your area that high rates are causing more people to sell?

I personally dont do any of that.. every market / or most will have an active fix and flip sector or buy and hold sector the important thing to me is the operator full stop.. great operator will do well in any market and all the national data simply is noise at least at my level. ( loaning our own money and JV deals with our own money)  we dont broker or anything like that.

I feel like I'm drunk as every one is not level or taken at an odd angle.

As for Columbus, it’s a growing market with potential for strong rental demand, but make sure to research specific neighborhoods, local market trends, and the level of competition to ensure you’re making a smart investment.

Keep good track of communications and do not sink to his level if he gets nasty.

But, even if someone was I would imagine the financing terms you can get a mid level furniture store would be much better then a hard money loan anyway.