A common mistake I observe are investors focused on unit count rather than the fundamentals of the underlying real estate that's being bought.

Investors are tripped up when the prior owner changes the use without permitting the changes and in those instances a rental license is not attainable for the new unit counts.

Thinking about splitting the front 2 acres on high traffic count 17,000 VPD at 35 mph. 

Juan Mendoza not sure about your state, but in California, technically speaking, you do have to have a built in closet of some kind to count a room as a bedroom.

You count the days backward from the time of sale to address your last point.

People pay premiums to rent out full units and you have added privacy and easier to get lending on (lenders will count rental income on other units versus won't typically on bedrooms).

@Brit Hale - Thanks for reaching out to me, I can always count on the BP community!

Looks like no rental history was checked as living with family and not paying rent, does not count towards rental history.Other than filing a lawsuit, are there any other ways I can report this company?

I would argue the route to increase portfolio value in 2024 is quality houses + buying asset-backed debt versus scaling in property count. 

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.