Between MLS and "off market," i haven't seen much of a price difference, in fact I have seen many instances where off market was a worse investment.

I haven’t been able to find good answers to my situation, maybe you can help: how does the process differ when you have an inherited tenant and the previous landlord had an active rental license?

Keep in mind that every real estate investment experience is different and that there is no one-size-fits-all strategy.

I have been having a few recurring issues in different rentals and I have been debating on buying my own sewer scope.

Just start underwriting deals within one asset class and make offers.Multi and retail are wildly different, but what price point?

It's really no different than trading a stock. 

All of these auction sales across in different cities have stopped being a place I pay attention to.

So that's the dilemma.My question is... should we move forward with the 203k (and Refi) or should we continue to wait and complete the ADU via a different route? 

So far the info is not anything different then what you hear from all the gurus. 

Go after your "why" and what will work for your family, remember this is not a one size fits all journey, everyone's looks different.