Thanks, HilaryThere is a term in real estate called functional obsolescence that sounds a lot like what you folks are dealing with.

Vs. me looking at the same units and saying this is a SFR with an ADU and a JADU....to me the distinction is important when I talk to a client or the City about development potential...and how we address processes, mapping actions and whether you can sell units ect.So I say that to ask, could a SFR with ADU/JADU just be appraised as the MFR it functions as?

Now my NOI is $1200, but my cash flow is $1200-770 = $430.Out of state cash flow increase: $430/mo expected.So either way I'm making money over letting my cash rot in a nearly-no-interest savings account, but in the house hack scenario I don't know how long it will be until something functional shows up -- could be months while in the out of state investment I could own something almost right away, but I'd be stuck paying rent for a miserable apartment and would have little ability to control my living situation OR the rental property.

The list of things you did from the functional to refinishing h/w floors sounds just like the kinds of rehabs I enjoy.

This statement, while something that makes sense to a newer investor sounds right, but it is 100% opposite of so.Yield in any investment vehicle is a function of the risk in that asset. 

The area seeing a lot of investment...recent hotels and city functions relocating, etc.

Laminate is an awful product for rentals and specifically for long term rentals as any water compromises the function and look of the flooring. 

They could be years away from a buying decision.Worse, most of the leadgen programs on ZTR provide sales leads to 3 or more agents, so it becomes a "speed to lead" function. 

A Roth IRA may not be rolled into such a plan, even if you are eligible to sponsor a Solo 401(k).Checkbook control using an IRA LLC may be more tool than a single syndication requires in terms of functionality, but could still end up saving you money on fees as vs using a custodian. 

Rent is always a function of space, basically a buck a foot - my biggest mistake ten years ago when I bought my first duplex was size. it came down to two properties, and I went for the cheaper one: I could have bought the other one for 15% more money - and 50% more space.