The best way to determine the "as is" value of the land is to figure out the Highest & Best Use and product you envision for the Property (Single Family detached/attached), Townhomes or Multifamily.Once you understand the product, you need to establish density.

I won’t get into what I did as a Green Beret Medic, but after eight years on an Operational Detachment Alpha (ODA/A-Team) I realize I had a choice, gain a little more seniority as Medic and get stuck behind a desk or become a Special Forces Warrant Officer and not only do I get to stay on an ODA for many more years but I get to mentor each guy on the team because I’ve been around long enough to know each team position.

What obstacles have you faced in developing the mail content to persuade consumers?

I'm looking for a 3/2 with detached two car garage on a 5000+ sq ft lot.My ADU house hack won't be cash flow positive, but my housing expenses will be about $1400/mo (after rental income; maintenence, vacancy, water, taxes, etc) -- for a 600K purchase price, with 10% down and 100K cash in improvements.

As with any real estate transaction, there were several obstacles to closing.

Please share any blindspots/obstacles/pitfalls you've experienced pre & post purchase.  

. - Special provisions for rental living accommodations.Persons engaging in the rental of single-family detached, duplex, triplex or multifamily rental units, whether short-term or long-term, shall obtain one (1) local business tax receipt of all such rental units under common ownership (e.g., one (1) corporation or person or the same persons or corporations owning and managing one (1) duplex and one (1) triplex rental need obtain only one (1) receipt and not separate receipts for each structure or unit).All properties owned in your name need just one business tax receipt.

The biggest obstacle is the Due On Sale clause.

Persistence and hustle pays off as well as being somewhat emotionally detached and treating this whole endeavor like a business.Good that you owned up on the EM mistake and chalked it up as a life lesson. 

Quick background - purchase property is a triplex in CA (a duplex property- 1 bed/bath in each unit and a detached unit - 2 bed 1 bath) .