I agree that in most cases you can buy an RE with an existing ADU for less money and effort that paying someone to build one for you  However, a lot of people already own an RE that can have an ADU/JADU added, there are not a ton of RE with ADU for sale otherwise comps would be easy, some investors plan on saving money via a more active role in the ADU construction, and building your own ADU lets you select the lot, quality, design, etc.  

My tenant claimed there's mold in the unit (there was ~2 sq ft), I had an air quality test done in January, it passed - https://www.biggerpockets.com/...Fast forward to February, she claims there's still mold in the air.

And the way I see it I want to buy a place that “I would live in” and the places that don’t have HOAs around here seem to have a steep drop in quality.

But I think this will mainly effect the tertiary markets, and lower quality assets. 

Keep in mind though one with a bunch of off market stuff isn't going to showing you more than 2 or 3 off market deals that are quality without you jumping.

We will only be emailing out very high quality renovation leads, with our scale, even though the majority of our inventory would not qualify, there are still quite a few profitable opportunities for renovators.Originally posted by @Joe Cassandra:This will be interesting to watch as Opendoor (just from running across their listings) usually pays like 95% ARV and hope their fees make up for the slim margins.

Build a quality team.

I GC myself for the extra income and to have more control over the timelines and quality of my projects, but I do envision a day where I simply hire out all my projects and focus on continually finding bigger and better deals instead of getting bogged down in the minutia of GC'ing. 

High quality bonds through a large brokerage that offers low interest loan against the bond assets. 

Honesty, Follow through, quality and fair pricing