Most people don't have the luxury of focusing on investing like I do and have to keep another boss happy somewhere. 

A cluster Triplex zoned commercial at $575k and a few luxury oceanview rentals. 

In my county we have the luxury of online records.  

Even though there is plenty of housing (my husband rented an apartment that was in a mostly empty complex while we were house hunting), the area on Oak Street before Broad is turning into "luxury" apartments with rooftop pools!

There is not one luxury hotel anywhere near this area.  

The yields your expecting have never been a realistic thing in Luxury Rentals.

I need to do more specific research, but the monthly rents for 2-bed luxury rentals (in MFH sometimes) go for about $5k-$9k/mo. 

Has anyone here invested or owns luxury real estate in the French Riviera. 

However, ADUs larger than 750 sqft doesn't give you too much additional rent because people who can afford $3000/month would opt for smaller SFHs or luxury apartments with amenities.

But I could be wrong.4-5 cap doesn't mean much if someone is going to improve units and drastically increase rents or if they are going to redevelop the property to best and highest use into new luxury apartments, condos/townhomes or small lot homes etc.