That’s good, but it’s still more debt, more time, and more capital outlay than your current liquidity comfortably supports.Alternatives you mentioned...Garage ABB at your primary home: This is lower-risk, you control the environment, you don’t need a refi, and the cashflow could rival the ADU play without stretching you thin.

I can see how it could potentially work if the homeowner paid a good portion of the initial construction, but if you had to depend on the tenant for the entire replacement cost I think it would require a lot of capital and aggravation to make it work, as you would have a very long recovery timeline and would have to manage the property besides, all within the confines of someone else's property who might not like the tenants you place or be bitter at only receiving a small portion of the rent.

At the end of the day, neither of these groups will give you genuine offers that will rival what you could make by putting a bit of work into the process.Note: This information is for educational and informational purposes only and does not constitute legal, tax, financial, or investment advice.

If you were, good.I'm sure your value add play, whatever it was, was good, but as a passive investment this doesn't seem that good to me and certainly does not rival what's available in other markets.

Perhaps something more communication based-- something that can rival WhatsApp. 

taking a house from a distressed state to a comp rival in 6 months takes incredible knowhow, access to the technical skills needed, tackle all unforeseen roadblocks, and then pray the market cooperates while you hold a property for 6 months.For Hard Money Loans, you will need an LLC. 

I remember an old Johnny Carson show and he was doing a sketch on jokes people tell about rival states.

Everyone seems so bitter and jaded these days. 

That rivals Salvation Army.  

It avoids problems with those long term tenants that start acting proprietary about the property and 'bitter renters' that are mad because they really wanted to own but couldn't get financed and they feel like they have an ownership interest in our property because they paid off the mortgage.