Raven,Reach out to @Lucia Rushton  I have worked with her on multiple deals to help her buyers and she is an investor friendly agent and understands value and cash flow.

I believe that successfully navigating this initial investment will pave the way for future opportunities, whether in the same market or elsewhere.Living in New York City, I faced a challenging market ;)I chose Montgomery, Alabama.Here's my process:I compiled a list of states with favorable landlord laws.Using Brightinvestor, I identified cities within those states where the median home price falls below the national average ($420k).I excluded cities with negative income growth and rising unemployment rates.I focused on cities with strong appreciation rates over the past five years (over 10%).I compared price-to-rent ratios.I did break two rules: Montgomery has a slight decline in population, and its largest employers are an Air Force base and government agencies.One significant factor that influenced my decision was the promising price-to-rent ratio, suggesting potential for positive cash flow (though I remain cautious about appreciation).Regarding my acquisition strategy:I plan to employ the BRRR method with cash.

Like @Dan H. says, there's usually not a great deal of return on an ADU.

My earned income will be going towards my own house and living expenses with little left over for investing out of pocket.How did you overcome the challenge of not having enough money for your first deal?

Is this a deal breaker or maybe something I can use to my advantage when negotiating?

I know its my first time but I really want to be successful with my first wholesale deal, not only for myself but to show my parents that I can do it.Do you think there would be anyone looking to buy?

If he files a transfer deed to the Land Trust or if he "sells it" then property taxes increase, the change in hazard insurance becomes a tangle.I wouldn't give authority to a bank person to collect rents, file evictions, deal with repairs... there are set up costs and on-going management costs.

I know some do SMS and email blasts but what have you found successful to get realtors' attention to send you deals?

The best areas where you can still find deals. 

Have you done any deals lending in the Ohio or Pennsylvania markets?