I have 12-doors in Detroit but live in California. 

I live in Redlands and invest primarily in San Bernardino.

Why are you calculating the monthly rent from the ADU if you will live in it for your own use? 

I actually had to get enough units where I could offer tenants multiple housing options when I purchased properties rented at way under market rates and then (an embarassing number of times) personally watch tenants that would "suffer" from a rent increase turn down smaller (but nicer places) or  nicer places in a less prestigious zip code (sometimes only minutes away) before I realized that I was hampering my ability to earn a living in order to subsidize the lifestyle choices made by a some random stranger that happened to live in a property I bought.

I was born and raised in Bryan but live in Austin now, however, my wife and I focus on investing in the BCS area. 

I'm looking for $4,000,000 to convert a go kart tract into an assisted living center

Hi Erin - solid rental area (I live in a neighboring town). 

Its considered a primary residence if you lived there 2 of the last 5 years.

-Section8 tenants typically live in properties several more years than market tenants.

I lived off of those commission notes for first half of the 80s.. not always did i have to do that but I bet I stack up 100k or more of those notes and in early 80s that was real money LOL..