This means researching the market, understanding tenant demand, and ensuring the cash flow comfortably covers the loan payments.

If you want to network or ask specific questions about your local market, go to your local real estate forum and connect with investors from your area: https://www.biggerpockets.com/forums/86-local-real-estate-networking5.

Every time we build a new home, we add more supply to the market.

Obviously, the burbs out past 465 can be good appreciation markets. 

I also help other investors get started there with my team.It's a great market but you really need to understand the landscape and risks.

I found an off-market duplex with ADU that is non-conforming, and I would love to buy it to rehab it (keeping all 3 units).

Then 4) I would get laser focused on 1 or 2 good markets with a realtor that is also experienced with flipping and can help you find good deals. 

I also have marketing skill and tech skills.

Market the unit as having a kitchen + wet bar (eg, selling the not-a-kitchen in the not-a-unit as a feature) and being some sort of "luxury penthouse apartment" or something.

This will help you identify what market will have the most ideal factors for what you're trying to achieve with real estate.