You can only play games for so long.Chances are your next door neighbor is an IRS agent and turns you in when your tenants blocks their drive or some other random event disturbing your IRS neighbor.ADU catches fire and your insurance won't cover you, because it was an illegal and unpermitted structure.The city inspector told the last guy not to build or rent it, and is now pissed and wants to make an example of you and just red tags the whole property and no one can occupy for the next 1-2-3 years while you wait for a hearing.Then when you get the hearing, "staff" recommends you tear the whole structure down, and if you still want an ADU, you can apply for a permit and rebuild it.Your tenant quits paying rent and won't move out and you can't evict them, because there is no valid lease and they're just your "roommate".Probably a dozen other bad things can happen to you when you do stuff like this. 

However, vacancy means covering 100% of the expenses.Multifamily properties almost always generate higher cash flow due to multiple income streams, which also reduces the risk of vacancies.

Please let me know who you have worked with and why you like them (How many properties do they manage for you, how long have you worked with them, what you like about them etc.)When the unit is vacant, do they cover the cost for professional photography to rent it out again, or is that an additional fee? 

Focus on covering your costs and saving, and you’ll be ready for your next move in no time.

$2,698-$1600= $1098/mo would be your responsibilty and you said you could cover it all. 

The income isn't covering the costs (maintenance, capex) and you've only gained 15% appreciation in the three strongest years we've seen in a long time.

To do so, I need an initial team who can cover the following aspects of these projects:- Wholesaler- Contractor (Inspection oriented)- Equity Partners (Project Incentives)Once the deals are in place, the financing support will be through personal capital for upfront costs, with the intention to raise private capital and include hard-money lenders as-needed.

For example, on a recent project, Draw #1 covered the roof, demo, and trash-out.

So to help cover expenses and see some cash flow would focus on multi-unit property. 

Florida did just have back to back hurricanes but a proper master insurance policy and coverage usually covers that type or perilYou are facing a declining cash flow situation which is due to the HOA fee's so while there is still a profit and you have equity sell and look for a 2-4 units.