Quote from @Donnie Jones: The harsh truth is that wholesaling is a job, not a means of investing.

When the ROE is significantly smaller than my CoC return (based on initial investment) I know it's time to make a move to increase the velocity of the money.

OOS investing is hard.

I'm an aspiring investor and looking to acquire my first investment property.

We would take this house in return for a 500k property that is NNN leased.  

So I have my house that refinanced in 2020 for a 15yr 2.5% rate and we have about 56k equity.

In the investment property world for smaller loans (<$5M), 75% is fairly normal.

Post the listing, Any local investor would be  able to tell you if you were fleeced in the acquisition, Birmingham is notorious for being different street to street. 500k houses one street over from 100k houses.

Then just ask: Hey, since you moved out of state I was wondering what your intentions were with this house.

Make sure you know the value the ADU will add to the property before building the ADU. 2) the financing on an ADU is typically far worse than for initial investment property acquisition or is often not leveraged by the ADU (HELOC, cash out refi, etc).