Then we are moving soon to Columbus, Ohio (better quality of life for our young family, wife's brother and his family are there, my sister and family are in North Carolina). 

The key to STR’s, in my opinion is location, location, quality of upkeep, and proper property management.

I walked this project, very nice quality.  

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.