SFR with 1 ADU and maybe add a second ADU?

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Hey guys. I wasn't expecting to post anything this soon into trying to get more serious about REI but found a home not far from mine that I was interested in.

Its a 2/1 1048sqft (the attic has a bedroom and office) with an 1/1 408sqft ADU in the back sitting over a garage. The home and ADU definitely need new rooves. The main house looks pretty dingy from the photos, but I don't see any damage. Mostly dirty walls and floors that would need to be redon. The ADU actually looks pretty decent.

The home has been sitting for 30 days at 350k asking, Zestimate is 370k (which is probably just based on it being listed as a 2/1 with 1450sqft ). The main issue I'm curious about is how the ADU affects the value of the home. 350k for just main house doesn't seem that bad for around here if the house was move in ready but its not. being that its sat for 30 days in this market, everyone else probably thinks the same thing. I was thinking of turning the garage into an additional unit as well. with all three units rented I think $3100 a month in rent would be very doable. I've seen several duplexes around here selling for 415-450k or higher. So at 350k I'm not that interested but if I could get it lower maybe it would be. I'm just not sure how much, and how much it would cost to turn a 400sqft garage into a 1/1.

As far as financing this, I have more than enough equity to tap into but I think ill be paying cash until I build up some income history as I've only got the sale of stocks and one year with my Florida house thats currently rented. Any thoughts on how to approach this would be great. Thanks!