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

The returns in such markets is the lowest that any buyer is willing to achieve.Your task is to identify markets that are attractive but are not widely known by RE investors.  

You would need FOUR returns, one for each unit. 

Those of you that have done this before please help me decide which way to go for the best returns.  

So this is why this is challenging, typically in these instances when you're also the operator, typically you may get 10 to 20% of the profit after giving a preferred return to the investorthis is why you are better off getting a loan and getting 80-90% financing and they include 100% renovation costs 

What kind of return would you want if their was a guaranteed monthly payment made from GOI so you arent waiting years for distributions but can have a monthly payments with lump sum at the end with refinance or sale?  

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

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

For a first house hack, focus on cash flow, CoC return, and local rental demand.

When to 1031.Most investors pull the trigger when:They want to scale doors (1 house → 2–4+ units).They’ve maxed out appreciation and don’t see much upside left.They want to consolidate into stronger locations (sounds like you’re thinking this way with the “type B” town).Or when a property starts to feel like “lazy equity” — lots of value tied up but not enough cash-on-cash return.3.