I have some familiarity with the San Diego ADU market but have not added an ADU yet (but my protégé did a slow flip of ADU that did not work out great).Assuming you can find a good BRRRR property, my vote is for the BRRRR. 

The Detroit Land Trust is still selling low, but the rehab is extensive and the government speed is slow.

Sellers want to close as soon as possible, sounds like they're in court splitting it, local appraisers are way too slow, last time I closed they took 6 weeks to appraise.The property is structurally sound, however needs a new roof and a lot of finishing work to make it STR worthy, currently rented long termI believe it's gonna be worth $1,400,000 after putting about 120K into it, and the sale price is 1,000,000Sellers don't wanna deal with any repairs and looks like each of them just wanna get their fair shareThe property is in prime location, across the street from the beach

But I’m hearing and following so many fb groups that indicate Apr is slow as snails.If I have to go long term, I just did a quick check with the updated numbers cash flow maybe $500/mo if we are lucky.

So most revenue is made in the summertime and the goal in the slow winter months is to at least match your mortgage and PM costs.

@Alex Jacobson the rental market is slowing down, so you may want to consider using the more traditional 10% vacancy factor.

Some investors choose to slow down and stick with their own funds, others choose to work with investors & partners to continue to scale.Those who choose to stick with just their own money fall into two camps: 1) those who decidedly do not want partners or investors, and 2) those who are hesitant, afraid, or have limiting beliefs about partners & investors.

They note that while nationally rental rate growth is slowing due a rise in new construction in the multifamily category (now reaching pre-recession rates), homeownership rates are rising despite lack of new for-sale inventory of single family homes.

FRED data suggest stabilization is House price in top 20 US metros...But still new construction is historically low and increase construction price will create more pressure on this...Looks like market will move slow but will not crash...

A profitable smaller unit with excellent conforming debt as a complimentary asset would not be a bad thing to have even though it might slow you down a bit.Or on the other hand you could try to keep as much debt on that property as you can to minimize the leverage on the commercial loan.