The cost to get the ADU rent ready and fully permitted was $25,000, most of which was the exterior landscaping.

I would not do single family we build triplexes infill and urban. suburban deals appreciate slower and single family cash flow is worse.

Im looking to do fixer uppers because I did it in the past in Virginia & I want to build more capital now so I can invest into rentals/new construction later.

Have you prepped the listing already and it is almost ready to go?

Jane - Great questions.Regarding the U - They recently broke ground for another new building - I think they will be around for awhile.

Leaving you with a partially finished house not quite ready for a retail sale.Chat had a local REIA. 

x 12 months: $7,488With Depreciation (lets take the 30 year, not worry about re-coup costs, and assume the value is all in the building and none in the land) ~3,333, add in the fact that you have a tax shelter (~$3,000) You've effectively made $15,000Pay off in 24 months: Now lets keep the math simple and pay off 1/2 of the remaining mortgage:  69,000 / 2 = $34,500 - $15,000 = -$19,000!

But there has always been both a conventional and FHA product that allows an investor to buy a building of 4 units or less with advantageous primary residence financing. 

We'd  like to be prepare/ready for what is coming on the horizon. 

Any business will take time to build and achieve consistency.