Drive around in the parts of town that you want to invest in and see if there are any bandit signs.

Driving park is more rentals and would be better for cashflow. 

When we analyze deals we err on the safe side.

A standalone ADU is almost always going to cost more than doing an addition, so the value added or cash flow increases will have to justify each.I work with a team of investors who will buy SFR homes then build a new ADU on the lot and add a separate drive way and meters for utilities in North Texas. 

To be safe, consider starting with standard percentages or slightly reduced figures until you have reliable data on the property’s performance.

I'd say you need a minimum of $30k for a property at this price, to be safe.  

Most guests are willing to provide feedback, especially given the upfront touches/relationship we try and drive initially. 

- What’s a safe contingency budget percentage to include for unexpected expenses?

. - What driving factors should I take into account when l'm looking for an up n' coming hot markets?

It's unreasonable to expect the PM to drive 90 minutes to look at every job before sending a contractor.