Hi All, I want to convert my detached garage on my property to an ADU.

Conventional does not have this obstacle. 

The timeframe is definitely getting shorter, but you can still run into obstacles (bankruptcy, charged off seconds, federal tax liens, debt collection liens, etc) that are not insurmountable, but can delay the process. 

Would it be best to invest in a non-appreciating duplex that cashflows well (in Saskatoon or Edmonton- compare to midwest for US folks) or a non-cashflowing detached home in the coastal region of Vancouver area (think Seattle!)

The property was listed on MLS as one address with a main house and detached unit on the same lot.After closing, I emailed local zoning to ensure I could legally rent both properties separately (just in case the detached unit was held to ADU rules).

FT. detached garage- High Turnover (4 years, 4 different tenants costing $9K to $15K per turnover)- City permits- Occupancy Tax- Landlord Tax- City inspections (Always finding something for me to fix, more money every single year)  - Lots of nickel and dimeing from the city- Property taxes are pretty low.Be sure you do your research on the area you invest in and the income families make in that area to help maybe reduce the turnover.Yes, the cash flow looks good but beware the expenses I listed can offset that cash flow.

I think you'll find a way to get over this little obstacle. 

By discussing the obstacles we've faced, we can help new investors be more aware of potential pitfalls and navigate their investment journey with a bit more foresight. 

Three-car detached garage that's part of a property that we don't rent.

I guess my question is that I am looking for anyone with actual experience with Lease Options and might be able to provide advice while going through the legal hoops and obstacles.