Do you think they hold better ROI and long term investment to put on a SFH house hacked property that has enough space for the ADU or do you think it’s better to do the shipping container route for $20k?

Would need to know a bit more with your situation, but we typically work with guys in the NHL who might be starting out and are looking for some possible help on getting into their first home. 

They can close in less than 2 weeks but without seeing the deal terms even if you are a stellar borrower they can’t fund guarantee they’ll lend.  

In terms of exit strategy, I intend to keep the property long term. 

You will get a better rate and terms, experience, and a faster closing going wholesale than you would going with a retail lender. 

They focus on finding long-term tenants, and it's a win-win as less turnover is less expense for us and less work for them. 

They typically have order taker LO's without a lot of experience and they have generally are not going to have much product that is outside the box at all.

I would not invest if the good guys are losing ground, but that would run counter to your description that it is an appreciating area.It looks fine to invest in for the information you shared if the long term forecast for the area is safe and stable to improving.

I'm typically free for Saturday & Sundays. 

We couldn't quite move there full time in the near term, but a realistic gameplay would be at least 6 months per year within the next decade to take advantage of the tax incentives.