Will need to have the 800 sq. ft. garage converted to a DADU (detached ADU) to have great cash flow.

I will take the contrarian view here... this is an owner occupied purchase correct and your using one of your mortgage slots to buy a 3 unit..

I agree with Matt and Dana that playing the appreciation game is more like playing the slots, so I've decided to ignore this as a factor in my buy decision.

The almost year I spent learning and gathering information, "Gurus" and "Get rich now" systems were common and I always thought to myself "Why would someone throw away a winning powerball ticket to go play the slot machine?"

I viewed a flipped home the other day it had what appeared to be RTA cabinets with all the features, slow close under draw slides and hardwood draws with the slotted cuts.

We have a family now, so moved out of the tiny house but have been Househacking SFH's w/ ADU's and DADU's since then, currently on Househack #4. 

Other ways to add value: Airbnb / STR part of the property, add a bedroom or more (but don't rehab the whole structure, add a basement ADU or backyard cottage (DADU), do a lot split, do an addition (we have an abbreviated permit process in Seattle for many additions under 700-ish sq ft)Off market deals are definitely worth exploring, but its also worth calling out that there are plenty of pros out there that spend 100% of their time hounding for these deals.

@An Ho we're on our first househack, and as a family with a little one as well we've always prefered more residential, Single Family homes with basement ADU's and/or backyard cottage DADU rental units.

Getting a deposit also stops a customer from backing out , once the contract is signed I schedule a slot , order materials , get permits .

Then I always have a 10-20% rate of people who don't show up to our scheduled time (which is just a time slot within an hour I create...open house style), and then from whatever is remaining, some people don't make the cut because of minimum requirements.I ran it like you with the paper app and the link and stuff, but there is an application already on Zillow they can fill-out and it does the work.