I don't have any ADUs, however I would love to see the creativity in this competition. 

Are deals easy enough to come by, or is it hyper competitive and difficult just find them?

All materials are very durable and last for many years.Renovation cost is a function of the following:Property selection: We only consider properties needing low-risk cosmetic renovations—appliances, paint, flooring, countertops, and window treatments.Market competition and tenant preferences: Our finishes match what our target tenants expect and what competing rentals offer.

When a deal is more of an equity play than a cash-flow machine, the tenant experience becomes your competitive advantage, especially in HOA communities where you can’t do much outside.A few things that tend to move the needle for renters without blowing your budget:1.

Lots of investors get intimidated by their first voucher tenant, but once you understand the rules it can be one of the most reliable income streams — and that’s why investor-heavy markets like the Midwest lean into it.

The tenant in the garden unit left, she was there ten years, as such the unit needs a heavy turn over.

I’m seeing the same shift: light cosmetics are winning more often because they turn faster, carry less contractor risk, and keep you competitive on price; they boost rentability, shorten vacancy, and stack equity if you bought right.

Many of the landlords have resorted to heavy concessions, yet even that hasn’t solved the problem—tenants simply pack up at the end of their lease and move across the street to the next building offering a better deal.

With your income + credit + experience, lenders WILL compete for this.You’ve got:800+ creditHigh W2Experience in operations/asset managementA realtor rebate (which is basically free down payment)Stabilized assets, not heavy value-addsThat’s the borrower every bank wants.My recommendation (most realistic + easiest):Step 1: Lock all 4 under contract with extended closingsYou want 60–90 days if possible.Step 2: Go to 2–3 local/regional Arkansas banks and pitch the entire roadmapTell them:“I need short-term financing (6–24 months) on up to four 4-plexes with a guaranteed takeout via conventional OO loans every 12 months.”This language is what commercial lenders understand.Step 3: Use one bank to fund all four under a master note / line of creditInterest-only, 12–24 months, no prepay penalties.Step 4: Refinance each one every 12 months into your OO productFree up capital, rinse, repeat.Final thoughtYour plan is aggressive, but it’s far from unrealistic.

As a carpenter, monetize your edge on light value‑add and sweat equity, but avoid heavy permits until you’ve got reserves and a team.