This is slow, lots of work and gets average returns.

. :-) Haha, anyone saying they can get a higher return in 24 months than 259% is NOT someone I would invest with..

I am all about total return.  

Leverage magnifies return.3) The effort involved in adding an ADU is comparable or larger than a rehab associated with a BRRRR.

Profits aren't somehow ridiculously high, but our average cash on cash return is >23% across the portfolio.  

Because of that, many people simply hold their California rentals in their personal name with strong insurance to avoid the extra costs, since the income and depreciation still pass through to their personal return anyway.Texas is much simpler because there’s no state income tax, which makes short-term rentals easier to manage there.

Leave you with one last question: Does your reports from any software tie in to exactly your tax return? 

Returns to shoot for:Small multis (1–4 units): Most folks want at least some positive cash flow after all expenses, plus a CoC return in the 8–12% range.Larger multis (5+ units): Think more like 12–15% IRR and 6–8% cash-on-cash during hold, with upside on exit.

Affordability is tough here, and I feel like I'm in a push/pull between cash on cash return and long term ROI (including appreciation).

Expected return was 15%?