I have seen a lot of strong market appreciation as well so the ability to buy and renovate for a good ARV still remains. 

The food here is very good and healthy and mostly all local.

I personally would recommend looking into BRRRRing and flipping houses so you can leave and rinse and repeat your capital as much as possible.I would recommend working with a good investor agent and other wholesalers.

The answer is simple:Labor is finite.We can only work in the present, and once that time is gone, it’s gone for good.

The ADUs have not been a good RE investment. 1) The value added by the ADU addition is often significantly less than the cost of adding the ADU.

Good luck. 

A good financial planner will save you a lot more in taxes than they charge. 

Good luck! 

If you plan on buying investment properties in the future or after this scenario DSCR would be a good fit as well again No tax returns or personal income required.Lastly Non/QM also offers a program called "Bank Statements" for self employed buyers and it will allow the use of "Cannabis" income. 

It's always a good time to buy if you know what you're doing and you have a strategy.