I wouldn't get hung up on that metric if you can find a property in an appreciating market that is at least cash-flow neutral.As a Realtor, I try to keep an eye out on forums and make connections with wholesalers to find off-market properties. 

DM me for the connects. 

Make connections with nearby real estate brokers and investors to learn about the market.

.—(1) The commission may deny an application for licensure, registration, or permit, or renewal thereof; may place a licensee, registrant, or permittee on probation; may suspend a license, registration, or permit for a period not exceeding 10 years; may revoke a license, registration, or permit; may impose an administrative fine not to exceed $5,000 for each count or separate offense; and may issue a reprimand, and any or all of the foregoing, if it finds that the licensee, registrant, permittee, or applicant:(h) Has shared a commission with, or paid a fee or other compensation to, a person not properly licensed as a broker, broker associate, or sales associate under the laws of this state, for the referral of real estate business, clients, prospects, or customers, or for any one or more of the services set forth in s. 475.01(1)(a).

If you're proceeding, it's probably best to connect to an agent who has sold the most houses recently in the area.

Happy to connect with you and chat about the Nashville market / point you towards experts in the area who can help you out

Happy to hop on a quick call and connect you to the appropriate people.

That is now my plan as I am liquidating the "losers" in my portfolio and working on building up my reserves to properly invest in the next investment.

Thanks for connecting - It's nice to meet others who are new at this as well. 

So while the proper expertise is vital in a successful ADU project... yes, please do question the tiny house start-up companies, or anyone touting themselves as "ADU experts" without the evidence to back that up.