The numbers for a SFR with ADU are penciling about the same as a duplex in most LA markets, my client just purchased a 3/1 SFR with a legal studio ADU in Carson for $595k, this is comparable to duplex prices.

And the ability to complete of manage rehabs is an extremely rare and valuable skill.I would recommend evaluating whether multi or single family rentals work in your market, then determine which is more affordable compared to what offers the most cash flow.

I’ll KW at per room rates to compare.

What is your POV on how syndicates compared with public stocks / REITs / etc?

I'd talk to a couple to compare the numbers and see who's a better fit.

If you’re still having trouble trying to decide on a course TREC (the Texas real estate and licensing department) has a list of approved real estate course providers that you can choose from and compare.

Hi @Ryan Fisher, I'd be curious how closing costs on a $460k property are $3,000, and how there are $0 in repair costs on a 4-plex (with what I'm guessing are varying degrees of tenant quality).The seller likely views it as "great cash-on-cash return" because they bought it in 2011 for $175,000: When they say "great cash-on-cash return", they're probably referring to their own ROI, i.e. how much they're earning compared to how much they invested back in 2011.  

My monthly rents would probably be comparable to what the new apartments are asking for and decreasing the rent breaks the 1% rule.

@Melissa JonesIn my opinion, it is comparing apples and oranges.Rental Income is income. 

The nearest comparable is within 3 miles but it last sold in 2018.