An ADU addition in a SFH zoned area in my market adds significantly less value than the hands of cost of adding the ADU.  

I pulled this off but with an FHA 203k loan which allows you to wrap the cost of renovations into the loan. 

So I calculated an example. 20% of 352K is $70400 but there's also closing costs.

Whatever you use, make sure it's state-specific.6) Putting a cap on utilities is smart, especially when you're starting out and have no idea what they're going to cost you.

Currently they are rented to 2 different mid-term rental investors = basically no management cost to me + no turnover headaches for me.

The one month's worth of rent covers some costs (cleaning, readvertising) and the rest is a hedge against vacancy.

So, by trying to get a tenant out and replace them with another tenant you have a 50% chance they will be the same or worse, plus the expense, lost rent due to vacancy, plus any tenant placement costs with your PM.

The question for seasoned investors is, are mentorships worth their cost, or is doing your own research just as good?  

DIY managing is usually best, so you learn enough to avoid getting taken advantage of if/when you hire a PMC in the future.Your challenge is learning enough to avoid lawsuits and costly mistakes!

Is there a way to finance the acquisition and rehab of the property but to also be able to sell the extra lots immediately without having to restructure the debt of the entire property?