Select a larger area that is at least 30 minutes in each direction. with maybe a hand full of exceptions I am pretty sure you would be hard pressed to find a mix that represents the demographic cross section of this country and therefor a wide range of neighborhoods.

Farms are getting larger and don’t want small acreages.  

Leverage magnifies return. 3) The effort involved in adding an ADU is comparable or larger than a rehab associated with a BRRRR.

They really do stand out in a neighborhood plus I doubt you could get permits to build in a established area.Much easy to build on a larger plot of land in the boonies, which is where I see most of these.In the end, once you get them looking nice, you could have done a stick built house or even a log cabin if you can harvest materials on your land for about the same or less.

Perhaps even a few LED lightbulbs to help with energy costs.

Leverage magnifies return. 3) The effort involved in adding an ADU is comparable or larger than a rehab associated with a BRRRR.

Larger migration with demand outpacing supply3.

Your strategy of re-marketing a 3-bedroom plus office as a 4-bedroom home office is a smart way to boost rental demand and rental income without major renovations.One insight I’d add is the potential benefit of exploring cost segregation studies once you build a larger portfolio.

There's time, money and energy that goes into getting your license.

Beside budget ,do you have the time, energy, flexibility to travel to view properties, or manage a team in a different time zone.