Hey Joel I’ve done 6 ADU personally on my properties really easy and can be done under 50k less if your handy I’m actually gonna start one soon currently waiting on blue prints.

Its a largely blue collar area. 

You probably will get good blue collar people who will treat your property with respect and pay the rent on time.My recomendation is the county and not the city.  

@Andrew GibeautToledo is an interesting town, with many blue collar and union jobs focused on the auto manufacturing industry and close ties to Detroit.

Those tend to be blue states where rent control might be in place, but there's a balance between rent control and new supply constraints. 

Anybody have any success stories they would like to share from the blue springs, lees summit, raytown, independence, grain valley, or KCMO area?

HI Violet, as a fellow investor/landlord and Realtor in the city I have a few thought that I hop are helpful.

The property was built in '74, and is in a solid blue collar neighborhood south of Seattle.

Prices in Seattle may be more-expensive, but appreciation and higher rents may make Seattles look like Blue Chip investments compared to cheap properties that don't appreciate quicly and where managing, maintenance and low rents make investors hate the real estate business.You have to do the math comparisons because properties in Seattle may cost more where you get less units, but the Seattle properties may appreciate better and the rents are higher and can be increased every year.

@Alicia Marks my wife listens to me talk about it until she's blue in the face, she has watched me purchase investment property... she has watched me as a bachelor, buy my first home as a foreclosure under market value and years later when it was time to sell, walk away with close to 6 figures... she understands the value of passive and residual income.BUT - after all of that, she doesn't have the entrepreneurial spirit and the willingness to take risk.