I would keep an eye out for a multi-family property. 

I can see with my own eyes certain areas improving, demographics shifting, and speculate with confidence when it comes to value-adds.

If you add management and then repairs / CapEx start catching up with you, @Don Wyllie, I think you'll be in the red.

Cash Flow - to be determinedEven if you only make $5 cash flow, you get a home for 0% down, that tenants will be paying off for you eventually :) Some Cons: If you lease the home, it becomes an Investment property in the eyes of Uncle Sam. 

At this point I’m feeling a little over whelmed like the dog who spend his days chasing cars and one day he actually catches one and don’t know what to do with it 😊 I’m totally up for the challenge and plan on nailing this deal but I need some advice.Thanks in advance for all your help and feedback!

What general eyes tests do others use.I live in northern NJ. 

Appraisal values for 2020 are based on the value of the property on Jan 1 2020 so while it might catch up to a buyer if the value is low, it would not happen until next year 

(Project main home & ADU combined are 6/3 2505 sq ft)It's looking like our project will be the comp for everyone else building ADUs in the area Keeping an eye on the market and so far there isn't anything under construction in the neighborhood

Again, He did not and was just there for extra eyes. 

Investing in places where Californians flee to seems like a smart decision hahaDo any of your properties have Casitas/guest houses/are those properties better or worse in your eyes as an investor?