Focus on High-Signal Lists OnlyOnce you’re serious, stop chasing “maybe” leads.We doubled down on county-monitored data, like:✅ Tax delinquents✅ Probates✅ Code violations✅ Pre-foreclosuresPull them weekly, directly from the source, and filter hard for motivation.No more bloated $0.10/lead lists from generic vendors.2.

We have been doing Rehabs for a couple of years and our marketing occasionally yields a property that we can buy at a discount but doesn't fit the full Rehab model.

I can only imagine the stories and wisdom your family has gathered over the years.We don’t have much experience investing in California ourselves—just the occasional visit and some eye-popping Zillow browsing!

Occasionally we save older appliances for parts or to be used in an emergency after they have been upgraded.

I've had the bug for a while and have read a few books and tried to pencil out the occasional deal, but I'm looking to get more active now that I've gotten to the "some breathing room" point in my career.Mostly looking to do long term rentals.  

I understand better now the necessity of doing occasional walk-throughs on rental properties.

I do not worry too much about the occasional bad review. 

Short story--selling one house, will have 350K or so to use for construction draws on another house.  What/where do you all put this money so it is easily accessible for draws, yet earns some sort of interest?

We have been doing Rehabs for a couple of years and our marketing occasionally yields a property that we can buy at a discount but doesn't fit the full Rehab model.

High Rental Income Potential;       In LA County, you can expect average ADU rents around $2,050–$2,550 per month for a one-     bedroom unit.On a construction cost of roughly $150,000–$220,000, that translates to annual gross rents of $24,600–$30,600, or a 7–15% cash-on-cash return before financing.Strong Property-Value UpliftHomes with an ADU in Los Angeles often sell for about 35% more than comparable properties without one.For a $800,000 home, that’s roughly a $280,000 increase in appraised value after adding an ADU.Solid Cash-on-Cash ReturnsEven paying cash, you can net 10%+ annual returns on your build cost from rental income alone.And financing the project can still leave you with an $8,000–$10,000 annual net gain after mortgage costs.Resilient Demand & Market DynamicsLA’s tight housing market keeps vacancy rates low and rents high, supporting steady occupancy.Regulatory reforms have streamlined ADU permitting, cutting wait times and softening approval hurdles.Tax & Incentive BenefitsYou can deduct mortgage interest and depreciation on the ADU, improving after-tax returns.Energy-efficiency or solar incentives can further lower net build costs.Things to keep in mind if you already own a property and can't afford to buy another.Upfront Costs & Timeline: Expect 9–12 months and $150K–$250K all-in.Permitting & Utility Upgrades: May require separate electrical sub-panel, meter, or sewer hookups.Maintenance & Management: Factor in insurance, taxes, and occasional repairs.In Los Angeles’s high-rent, low-vacancy environment, an ADU typically pays for itself in 6–10 years through combined rental income and increased resale value—making it one of the most compelling "home-owner" investments today.