The ADU will generate the best cash flow in the long run but will take time and more money than you are estimating. 

If it doesn’t work out, it’s just money at the end of the day.

When they sell an expensive property, they have money left over to bid up properties in Arizona and live in much larger and nicer houses in better neighborhoods.Anybody who already has properties in Arizona has done quite nicely.

We are raising money to start a project down there right now. 

This mortgage is too much for me anyway and i feel i could use this money to eliminate hard money lenders in my flip business.

It's useful for a BRRRR or flip project, but again, you better know what you are doing and how you can either get the property on conventional/long term financing or sold (if a flip) before you buy a property 100% on borrowed money. 

This turned out to be even harder than getting the money in.

Before we decide to use our money to invest in real estate, we were thinking of buying a house to live in.

My goal is to refocus, and reboot my investing career by eliminating my debt and having my money work overtime. 

You can also choose to establish your own off-market pipeline, but this will take a lot of time or money - direct mail campaigns, cold calling, driving for dollars.