I watched Dave Meyer's Market Intelligence Workshop on Demystifying Deal Analysis and found it very informative but I cannot find the TRI deep dive Excel spreadsheet.

I'm thinking that an building/converting an ADU on the right property might be a better deal that shelling out $800K on a multi-fam. 

If you did a bunch of volume sure you can use it but doing deals every so often doesn't make sense. 

If you told a seller, on an accepted deal.

I have already analyzed my deal in the Rental property calculator, its coming out a negative COC ROI.

No matter what you need to be prepared to deal with tenant issues.

In return, I'm confident in my ability to find deals and manage the rehab process.

I watch the market daily and have yet to see any numbers that make sense unless you are paying cash or getting an off market deal.

I'll be looking for a 'hands off' brokerage if such a thing exists (while realizing I'll need a 'high level of supervision' my first two years) with a low fee structure for my own deals.

What made you interested in investing in this type of deal?