the ADU's are the rage in High end new construction in our market.. our city is pro cramming density ... and buyers like the added income many times it might pay 50% of your monthly nut

There is no tax on sale of real property sales so you are required to pay sales tax on building material in the use and construction of real property.  

A standard demonstration related to this is dropping a chunk of concrete into water -- it will bubble for a pretty long time as it takes on water, then when you take it out the reverse occurs.Can't really tell -- are you saying this is new construction?  

Mgmt companies, put an offer on an additional duplex line up construction / support crews, etc.

I bet you can provide some great insight.

Like you as a mortgage underwriter, I have many years of experience being a professional supporting real estate investors as a CPA, but I now wanted to become a real estate investor myself.In late November of last year, like you're doing this November, I wrestled with the question of investing locally with a 4-unit purchased with FHA financing vs. investing out-of-state and got a lot of great advice.Like you, my goal is to retire within the next 10-15 years via real estate investing.As a result of some of the advice I've read through the forums (I would recommend you pay attention to guys who have been in real estate for decades like @Jay Hinrichs rather than the younger folks who are often just pushing their turnkey products) and speaking to investors at local real estate groups, I decided that given my place in life I would be wiser to place my bets on California appreciation over the next 20-30 years rather than investing in some beat-down property in Cleveland for an extra $400 or whatever in cash flow per month.Given the facts that (1) I could get into a property for a measly 3.5% down, which would free up cash to invest in other places if I so chose, (2) I was already throwing away rent every month such that I could still be cash flow negative of $650/month (what I was paying in rent) and still be better off because a portion of my monthly payment would be building my equity and the rest would be tax deductible, and (3) I'm in my 20s and have the time to take a long-term view of appreciation potential, it was a no-brainer to go the FHA 4-plex route in LA, despite the fact that it is one of the most expensive markets in the country.This isn't to say that the process was easy.  

I am Brad Moncado, co founder of the Springfield, Missouri Real Estate Investor Group ( REInvestorGroup.com ), operate as a full time Real Estate Investor completing wholesale deals, flip homes, new construction, lease options and more.  

Regardless of my degree I still got back into the construction business.  

This was a flat in an under construction tower.

Hello BP, I’m new to REI but have been in residential construction for 30+ years.