I think it would be a good experience for me to get landlord experience in a mostly controlled environment aka I live there. 

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Here’s what I recommend:Cash Investments:No Debt, No Stress: With cash, you avoid third-party control and loan vetting, giving you full control of returns.Equity Builders: Partnering with builders often reduces your property entry cost by up to 20% below market value.Consistent 10% Returns: With an all-cash approach, achieving 10% ROI is realistic and efficient.Financing Strategy:If cash isn’t feasible, consider a balanced financing model:40-50% Down Payment: Keep leverage manageable while maximizing returns.Lower Debt Exposure: A conservative loan-to-value ratio (LTV) reduces risks and keeps returns stable.Work with a Builder: Collaboration with builders can lower acquisition costs and increase your ROI.Key Takeaways:If possible, prioritize cash for simplicity, control, and consistent returns.Financing can work well with a disciplined approach to debt and a strong underwriting process.Partnering with builders offers opportunities to reduce costs and enhance your portfolio’s profitability. 

Though fee schedules vary by company, generally speaking, you'll pay more up front for checkbook control and less over time, since the full custodial companies will have transaction fees not to mention the red tape of going through the custodian for all transactions. 

I'm sure you and I both understand that as flippers, having control over the construction cannot be stressed enough.

@Dylan Jeluso, where are you feeling you don't have control?  

This implies residential units can be built at lower costs than ADU additions and provide better return. 11) adding an ADU to SFH can make the SFH fall under rent control.

Hi Victoria - First, the timing could be part of the issue—rentals often slow down before the holidays, especially in college towns like Fayetteville.

It's almost as if someone gets Google alerts when his name is mentioned, and then "deploys the troops" when damage control is needed.

With low inventory around the country, check the absorption rate in your town.