I would say 225k around average to stay out of high risk zones.

It was a long and expensive journey, but eventually, we won the court battle and were able to move them out.After they were gone, we cleaned up the house and decided to list it as-is instead of flipping it.

Anyone that is looking at your assets is always going to need to factor in property management, so you can show that as a real expense (and really make it as high or low as you want).I work in a vertically integrated real estate and development company, and I cannot imagine how things would run if we did not have an internal property management company that essentially works for the other companies but also stands on its own.

Cash on cash is only what you are receiving divided by your expenses.

Our aim is to maximize appreciation and rent growth while still cash flowing enough to break even after all expenses in the short term.

another expensive area ;-)The DMV has more 2-4 families, so I checked out a few.

 (3 convention units +  3 ADUs) * 3 lots = 18 unitsIn general adding one ADU is not a good investment because there is no more expensive residential development than a single, small unit.  

I would recommend focusing on good school districts where people want to be, which is going to dictate over average price and rent appreciations. 

(other issue was a leaky toilet we took care of, at our expense).  

Quote from @Chris Seveney: Quote from @Devin James: In 2021, we saw buyers upgrading to larger homes, taking advantage of 3% interest rates to afford an extra 300+ square feet.Today, smaller homes are selling much faster as higher rates make additional square footage less affordable.While rates are historically average, I don’t see them dropping significantly.