I'd also recommend checking out the Market Finder tool (biggerpockets.com/markets) for a quick way to compare markets and narrow your search to a few top-performing areas. 

I have an ADU on my property and we have been performing well. 

I'd see how the property performs if you were to move out, does it cash flow then?

@Larry Nielsen The goal of a real estate investor should be to maximize the performance of your real estate while avoiding  incoming liabilities against the real estate and yourself personally.

The sad part is that these poor returns don't even have to do with financing costs which will be an issue in the future this is simply poor performance by inexperienced operators.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

I write and share a lot about my experience, the market there, and even openly share performance history and numbers on my own rental portfolio.Happy to send you and anyone else those resources.

After comparing the performance I don't think I could ever go back to anything under 4 bedrooms. 

Then you can pick the one that meets your needs and you feel will actually perform a quality inspection.

You send huge volumes to compensate for the poor performance (0.1 conversion rate).Do you know what is utterly stupid?