In addition, not having the funds is a major obstacle and I would never touch 401k to gamble on the higher sale price.

Does anyone have tips on listing a detached ADU or back house?

I want it to be a detached dwelling.

However, since he has a good amount of reserves, that shouldn’t be an obstacle for him.

This is my first deal, and I’ve come across an obstacle that I’d hope someone would have an answer to.

We overlooked a detached garage (major turnoff for buyers in our price range) and a chimney which required significant exterior and interior work (to the tune of $6000) that was found on inspection.

Hello,
My wife and I are looking to buy our first investment property and we’d love to get the advice of the BiggerPockets community.

We found a one acre property in a great location (lots of jobs and great schoo...

It sounds like one of your main obstacles is access to notes.

There are a lot of details to all of that, but here is the handbook: https://www.hcd.ca.gov/policy-...California is relatively STR friendly, ESPECIALLY if you live in the unit as your primary residence...which sounds like a great possibility for the OP.Look around for a house that has a detached garage, basement apartment, etc. 

SFR with a massive detached garage in a great area for airbnb.