Keep in mind that MTR bookings average 3 months so you wouldn't want to move utilities that often. 

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.

I am currently located in The Bay Area, California and I am little nervous about  investing out of state but I thought I would give other cheaper markets a shot other than my backyard which is expensive.

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

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.

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

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

 (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. 

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