@Steven Catudalthe 'no cash flow on a BRRRR' is typically just because you are boosting the ARV and then taking out the maximum amount you can on the refinance, often using a DSCR loan with a higher rate. 

I'm not counting those since I don't manage them, but I typically avoid cities and states with laws antagonistic to landlords.

If you’re looking for a straightforward, hassle-free option, I highly recommend checking them out!

In general in single family zoned areas, JADU typically subtract value (I suspect largely due to the OO requirement).

Question 2: if homes upside down on mortgage what are my options?

Here is a list of what adding ADUs in my CA market is typically a poor RE investment:1) The value added by the ADU addition is often significantly less than the cost of adding the ADU.

Buying a turn key rental, in an area you know or knew well, with a property manager you've met and trust, in an area that is large enough for you to have other options to find contractors and property managers? 

The growing tech sector, infrastructure projects, and diverse job opportunities continue to drive population growth, making Atlanta a promising option for multi-family investments.

Be sure to research rental demand, zoning laws, and financing options before deciding.

Check out https://legaltemplates.net/form/lease-agreement/termination/...They have more options.