Or is a matter of how desperate the seller is to sell the property .... maybe it has been on the market for more than 60 days, or maybe it had a Contract fall through , and they are just ready to get it sold ?

Study the market.

@Carlos Quiros that's not typical for the hard money lenders in my market. 

Hello,I'm an investor based in Seattle seeking opportunities in markets that offer positive cash flow.

I’m leaning more towards an apartment locator, mainly because of the current housing market in Austin, there are not many properties available.

So they never sell your contract runs out you wasted marketing money time and sometimes EM deposits etc.. 

I'm trying to decide between building an Accessory Dwelling Unit (ADU) on my existing property (secured permit) and investing in a rental property in a cheaper market.

His knowledge and ability to analyze the market is extremely impressive.

The location, school district, and lack of availible single fammily homes on the market.

Based on your market, you'll figure it out pretty quickly if mid-term is for you or not.