My carrier, Mercury, opted not to renew because my buildings turned 60 in 2022 (policy cost = $11K).

Once you're behind on that, you need to build a bigger cushion than what you got real estate investing.

The buyer had someone else pay more to build it than the value added, they had someone else do the associated work, they can get home purchase financing, they do not need to wait months for the ADU to be constructed.  

Start building a list of local  lenders (private and traditional)  contractors, handymen, realtors, wholesalers,  syndicators,..... 

Build your design around the area.You wouldn't want to do a Miami beach theme at a high mountain cabin.

. 🏡🏢 Rather than tell you what features I want to build, I would love to hear from more investors like you about what challenges you’re facing, what’s not a pain point and what tools you have that are useful, what tools aren’t — so that I can build something would actually be helpful to you!

The interest paid on a HELOC may be deductible if you used the funds to "buy, build, or substantially improve" the first home. 

I am open to connecting with some investors in the Charlotte area to communicate and potentially partner on some deals soon.

Leverage equity in other properties, build a team, and connect with local Houston investors.Good luck!

The building is literally split by two lots, why, I don't know but it is.