Maybe I'm just getting to much into it but things like kitchen setup is terrible for flow fridge is on one wall stove is on another sink and a little bit of counter space?

@Scott Martin What were the costs to convert your space to ADU?

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Even when you do find a value add deal and you go to pull all your original cash out you're so happy but only to realize since you're in such a high priced market and low RV (rent to value) area that you'll now be negative cashflow so its a catch 22 in high priced areas.Barring you use creative strategies, operate a business like short term rental, rental by the room, halfway housing, transitional housing, B&B hotel like model, its tough to make the numbers work in high priced markets.I have helped investors in the 1-4 space coordinate the financials and how they have to display these figures to continually qualify for funds going forward.

@Eric James Slater the short answer is YES, renters will pay more for an updated space and love amenities.

@Travis Juntti if you have any questions related to rental properties let me know I currently work in the management space. 

But my experience is more-so related to the non-bank space.

Some of the larger wholesale lenders in that space will charge you $1995 just to underwrite the loan and another $600 to close it not to mention the environmental survey as well as the cost of the appraisal BEFORE you even get to the measly 2 points the broker's going to make. 

I realize lots of people are heavily vested in this space and don't want to hear what I am saying.

We are always looking to expand our network of agents (as of now, I've been predominately work with a single individual), if you're focused on the 3+ unit multi-family space in Lehigh area, I would love to discuss our investment criteria and develop a relationship.