“ cash flow returns” almost always compare horribly to a simple bank CD after you deduct for insurance, prop taxes< vacancy, capex, prop management (or your personal time.) etc etc etc. 

One of those I bought on my own, but even with the other 8 I was still close to negative cash flow and they were all properties I bought for cash flow. 

Hotels are the baby of real estate investing and running a business.Unlike any other commercial asset class, hotels are extremely labor-intensive to run but can spit off ridiculous cash flow.

Self storage is great from both an appreciation and a cash flow standpoint.  

There are many reasons that adding a single ADU in southern CA is a less than ideal RE investment (i will post a list at the end) but the negative initial equity is a primary reason as the initial negative equity position consumes the initial cash flow and can take many years to recover.As for converting your home to a rental….

@Damon AlbersSounds like these properties are in a class c area and your manager is not doing a good job vetting themBut this is not out of ordinary for c class rentals which is why people look at cash flow and be like wow but one $5000 bill can wipe out 4-6 months of rental income and properties never make money and rarely appreciateThis is why we do not do lower class rentals as stated cash flow vs reality are typically not close

If you could furnish the rooms, I'd say that is best bet for cash flow.

It just might be a different strategy involved.Cash flows through refinance or sale or operating cash flow is the same in my book.  

Looking for a long term play with rent stability more than making huge cash flow.

@Sam HendricksenMultifamily is super competitive in this area and you have a huge advantage over your "competition" with the fact that you are owner occupying as most deals nowadays hardly cash flow.