He went on and on, how we could get 16%-36% ROI and how his team are cracked  experts, experienced, they know how to find the "good ones" and, how its guaranteed safe, safe as newborn tucked in under his mothers bosom (my words not his); you get the point.So, after about an hour of this he went in for the kill.

I am using local professionals of course, but I try to keep in under budget and time frames.getting quotes , bids, researching specific vendor is crucial for out of state / out of country investor. but surely can be done - and to my believe - results will always be better on your own + you earn the learning to your self:-)

Rent all my units for years without ever setting foot in the house, most in under 30 days even in challenging rental markets where supply outstrips demand and across class A, B, and C properties.

Last year, if the landlord said the tenant had to go b/c of non-payment, then he was gone in under 5 days.  

I do wonder how much longer that will last, we are experiencing a big surge in building out here again, so I am looking for growth in underlying prices to cool (maybe quite a bit).

@Joel Owens Couldn't agree more.Anything today listed by a major brokerage (CBRE, Cushman, Marcus & Millichap) has been bid up to nonsensical pricing.I don't care what anyone says, if you're buying nearly anything today (heavy value-add somewhat excluded) and you have 65% LTV+ debt that matures in under 7 years you're going to be in some serious trouble.

Basically, I grandfather them in under their lease or they can sign my lease, without a credit check. 

What can I do to establish proof of residence before the end of the year when the new tax bill might be passed so that I could be grandfathered in under the current exemption laws?

- I am having a hard time estimating what the cost for construction might be, but since we own the land and are not intending to do fancy finish outs, I'm hoping that the addition + ADU can come in under 200k.

Most investors want to be in under 70% of ARV.