Now I do no section 8 and typically have good tenants, but still a few bad apples. 

Deal with bad apples quickly and fairly.

BRRRR is common in commercial and your existing lender will need more of an appetite for a refinance if they know that they are going to loose the loan.Fannie, Freddie, and some local/regional banks actually have a supplemental loan feature that facilitates a BRRRR...the original loan stays in place and you get a supplemental loan when the property has been re-positioned, rents raised, and stabilized.There are also construction/perm loans where rehab is financed during the IO construction period and then the loan starts amortizing later. 

I usually purchase the nonsmart TVs and buy a Roku, Apple TV or chromecast separately for that exact reason. 

Ask for a year of I/O also.  

Realize it is not really an apple to apple comparison because in the one case you are purchasing the land while in the second case you already have purchased the land.Because the land is already purchased for the ADU, it is very unlikely that her investment dollar can produce better COC via a full property purchase than building and renting the ADU.Good luck

Larry Apple how is this deal progressing for you?

Is like comparing Apples to scissors to dice , to zebras . 

If you believed the absolute ceiling on Apple was $500/share, it would make no financial sense to buy it for $501/share.

Close to Apple, close to new Google campus, price is relatively cheaper than prime area.School's not great, but with area improving, will it improve together?