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.

Got into the home with a low down payment , made repairs, rented and refinanced to pay off line and eliminate the PMI.

Whether you should take a retirement distribution or not depends on several factors1) How much do you value the freedom/flexibility to ues the money NOW compared to when you are 60 years old.2) What type of return can you get having cash vs investing in an IRA / SDIRA.If you can make a 1% - 2% better annual return in your personal name, it may make sense as the added return will pay for the penalties over a couple of years.I personally cashed out of my retirement account back in 2016 and it was the best decision I made.

I stumbled across the American Homeowner Preservation (AHP) Fund ad on a podcast. 

After adding an extra bedroom and bathroom and rehabbing the house, I was well over budget.

The price appears competitive, and the interface seems like it might work well with adding in multiple future properties.

Could have held until this winter and gotten his occupancy up to around 80% and would have added another $500k to the value.Downpayment $310kAll in cost plus loan: $1.3mmSold for $2.4mm; with 250k seller financing for 5 years. 

Adding details and specifics can help get to the answer or direction you're looking for.

I've owned and continue to own both, and there is no way someone can tell me with a straight face they spend less time getting a lender, giving them 80 documents, clarifying documents, talking to a seller, signing contracts, hiring a property manager (or managing yourself), bookkeeping, managing repairs, insurance and hoa setup, sending the lender more documents vs. vetting a sponsor and wiring money.I'm have very good luck with my rentals and I spend very little of my life on them, but that very little is STILL 5-10X what I spend on passive investments.One missed payment or eviction is added stress; you don't even hear about this as a passive investor.

I added value by rehabbing both of the units inside the property What was the outcome?