The other half is: excellent finished product design and management at a reasonable cost.

I have a STR house in a resort town, but the city’s new stricter policies have really cut into my revenue.

There’s no pressure to rush, unlike with a single-family home or a multiplex where vacant units cost money.

If you are willing to spend a bit more, you can find good homes for the BRRRR strategy, they are going to cost you $125-150k, but in better parts of town and more appreciation.

As an example I have spoken to many and have volunteered to share lessons learned from notes, private lending, or any other type of real estate and first questions are “what will you pay for referral fee” or it costs X to speakWhen I tell them I am not selling anything - they don’t care.

These can at times offer lower than average 30 year fixed rates, eliminated PMI requirement, lower down payment requirements,  and closing cost credits.

I saw many pre approved ADU partner cost over $250k plus site prep for 500sqft deatched ADU.

Maybe i can get seller assist with the closing costs or seller financing on the deal?

The attorney I consulted felt if I had closed then found the issue that I should collect full cost of the non-disclosure.  

You'll get all kinds of responses to help you understand the average cost and you can then follow up by interviewing cleaners and asking for references.