With that as a factor I am getting more realistic returns closer to 10-11%.

I started working in a factory last year because that was the highest paying job I could get as the end goal being to invest and start acquiring assets.

The other factor is many builders are treating ADU's like equity cash machines for owners who aren't really investors but like the idea of building something and maybe one day cash flowing.

Trust me....been there, done that.One expense Jaysen leaves out (probably because he is more experienced to the point it's almost a non-factor) is bad debt. 

My experience of human nature is that if he already has the money, he's less likely to be concerned about his performance and if we're happy with him or not, etc.Another option is to wait until the summer months where the service calls are 3x/month, and then let the vendor opt to take the $550 average per month - that way we have the leverage if he decides to quit early or if we're not happy with the work - if anything, we would owe him money instead of him owing us service.So one factor is who has the leverage.The other factor is if there's a benefit to having the monthly costs consistent every month - does this matter to you as an owner / property manager?

Now also a factor is your cash / capital and connections - so you get in where you fit in.

Obviously, nobody else gets to have this code but my wife and I.One thing to be aware of with the Schlages is that they put a sticker on the covered up portion of the lock with the factory default master code. 

In order to make your project efficient the modular units have to be built in the factory as much as possible.

But they became a buggy whip factory when the new regs came out in the 90s. 

I've seen no updates on what that regulation would look like.The other major factor is the HOA or condo association regulations, since many Northern Virginia communities full under one of those umbrellas.