Starting my investing journey in the next few months but have been a BiggerPockets listener for years now.

Or maybe you fill the unit a month faster and it pays for itself.

I think initially it makes sense to find properties that already have finished basements, in-law suites, etc. as converting those spaces to ADUs will be inexpensive and create a significant amount of rental income ($2,000/month+ in most areas close to the city).

Start with a notice if that you are ending the lease (assuming it is month to month) and if he doesn't move, then start the eviction process.

I've been on the BiggerPockets podcast twice:http://www.biggerpockets.com/renewsblog/2015/02/26...https://www.biggerpockets.com/renewsblog/biggerpoc...... and am launching my next MHP investment fund late this month (October of '18).  

It has yet to happen for an RE related event but my last threat of being sued was last month (and unlike most suing threats, we had made some minor mistakes on this one).

Are there any house at that price point that would rent for $1200-1500/ month with 20k worth of updating?"

They are pure GARBGE. 3 months after they issued my premium I still get calls from their clowns to sign something and that insurance is not bound....I dont believe they are operating a insurance company, likely a scam artist to be honest  Sounds like this is an issue with their call center/in-house agency? 

This is from the BP rental calculator and is exactly what I'm wanting to see, just with extra payments each month. 

The typical term of this loan is 12 months and rates range from 10%-12%.