I ended up closing on a duplex house this week with the intent to rehab the whole place.

We’re excited to get our first booking and while we still have some work to do at the house, we listed it with availability starting in late April.

We built a new house 3100sqft, 4 Bed, 2 ½ bath for $310,000.

Non-passive to achieve this level of return.Add the addition of the ADU makes the main unit rent controlled if over 15 years old.the work to add an ADU likely exceeds the effort of a brrrr that can achieve infinite return  Experienced investors are adding multiple ADUs by leveraging items like bonus density, committing units to affordable housing, etc.  

Quote from @Garrett Brown: Thank you, it is from a company called OOD for the mirror house and then everything else we build around it.

You can open a Self-Directed IRA and use the IRA funds to buy a house using a Non-recourse loan. 

- The market is in a little bit of a lull right now (buyers market), its a great time to buy, but slower time to sell (my primary business is flipping houses) I can supplement my flipping business by providing project management services/consulting, helping investors find discounted properties, etc. etc.

Well, what would be happening is that your buyer would be buying your house subject to the existing note, since you can't legally sell the property without paying off that note or transferring the debt to the new buyer.

Hopefully you already worked this out.Aside from HML, there's also an option to do a live-in-flip, where you live in the house for a year and renovate it slowly.

The price point for a positive cash flowing single family house rental is typically 120-180k purchase price here so I am sure you'll be able to scale very quickly here with the capital you're working with.