In most single family zoned areas adding a single ADU is not a value add meaning it will not add more value than the hands off cost of the addition.  

Here’s some context: Property 1: >$100k in EquityValue: $325kDebt: $220k @ 2.88% (30-year fixed)Property 2: >$70k in EquityValue: $325kDebt: $252k @ 3.38% (30-year fixed)Extra considerations: - I have $15-20k liquid to use for any of these deals- My current job is relatively stable, but not high-payin- Current properties in TX, living in NY, looking to invest in Mid-West (crazy, I know)- No other debt obligations besides the two mortgagesUltimate goal/timeline: Though a bit ambitious, I’d love to build up the portfolio to 10-20 units in the next two yearsI understand that any/all replies aren't financial advice; all ideas welcome for information purposes. 

I would include servicing costs of the loan and licensing costs.

Today it has a small positive cash flow for its equity, but the value is up ~$1m above my costs.  

Below is something we have in the works:-Looking at a property that is 3beds 1 bath-ARV once complete is at 250K-Repair costs = $40K-Working on acquiring it for $125K maxThanks for the input!

My condition was that they rent the house for 1% of the costs and sign a 3 year lease.

Let's say there's 3 properties in a 1-mile radius with 5b/3b, but one is a foreclosure and the other 2 are regular conventional sales.If you're doing a comp for your subject (4th) property, do you have to take the foreclosure one into consideration?

Kit showers or tiling, or tiling the shower (hot mop or tub shower then tile the rest) all are different3) what is the cost to renew the floor with a LVP?

Cost to build an ADU are high, however, so it may not pencil out in the short-term.

Cash flow should not be your only consideration.