I would look for small multi-unit properties with high bedroom counts.

this could really throw off your predictions if you counted those as all sold nights when they were not). 

My debate is this.As a general statement the rental property cash flow here in Los Angeles is VERY challenging to find.I am looking to buy a property with a detached garage and convert into and ADU for helping to offset to mortgage.Crunching some numbers up on $1M property with and ADU assuming (rough numbers) main house brings $5,000 and the ADU $2,000 I’ll still be negative in the deal after all expenses (vacancy, capex, repairs etc…)However if I will use it as a Sort Term Rental it will be cash flowing beautifully.What’s your take about buying negative cash flow long term but counting on AirBNB to bring in the positive cash flow?

Speaking of which, pretty much anybody can get a discount on retail and I bet I got much larger discounts on market price than you've got.Have you ever wondered why, amid the hundreds or thousands of subscribers they have, they always come up email after email with the same success stories that you can count on the palm of your hands?

I think you should not count a sleeper sofa as a bed. 

You can filter by bedroom/bathroom count, square footage, year built, acres, room features, construction materials, parking features, proximity to the subject property, sold within the past six months, fixtures, etc.

Because you do not have a housing you cannot count the income from the subject property.

95% occupied sorryPersonally I don't count the POH rent towards the NOI because my lenders won't either.30 occupied at $450 = $162,000 gross incomeAssuming a 40% expense ration your NOI would be $97,200If you wanted to buy at a 9 cap you'd be at $1,080,000Definitely check my math but I'd try to pay around $1 million for this.

You can't always count on appreciation and I see it as icing on the cake.  

Youre out of luck that was your choice and know the pros and cons. if you do have a good handyman you can count on that can do contractor type jobs, he knows and you know its gonna be cheaper.