I have an opportunity to add an ADU to a duplex I own that would return about 12.5% CoC and increase my pure cash flow on that property by $800/month when completed but I’m not convinced that’s the best move.

From there it was pure radio silence.

So, it's pure gravy.Does this clear things up for you?

I would not have done all of this if it were purely an investment property, but since it was our primary residence, well.....

To me pure laziness.

Next step up from LLCs or Corporations is a vehicle like a Cook Island Trust - for those to work it's more than just the paperwork, you have to have no claims against you and no foreseeable claims when you put in the assets including full tax compliance which often means filing amended returns to clear up any questionable deductions.If you go in pure with the right law firm those are essentially bullet proof.

As Dan asked, will this be a house hack (primary residence) or a pure investment property?

Interestingly with some insurance companies if you have pure str policy there's a bit of a grey area whether the owner would be covered if they themselves stayed, that would require a seasonal policy in which case...can't rent it in peak. 

At the end of the day, pure and simple this is a huge leftist power grab, nothing more.I could write anothe 20 pages, but I'll stop here

I like purely vacation areas only.