But you’ve heard horror stories from your “friends” about sellers that never move out, were hiding damage, or damage the place during move out. 

Trying to keep a long story short here.

These are sometimes referred to as in-law units or granny flats and they are not new to the commonwealth but a favorable ADU policy has the potential to add over 10,000 units and offer homeowners a potential source of income.As a lifelong house hacker, my wife and I immediately recognized the potential of this 2-story garage in the back of the property.

Even the savviest of investors have joined Renatus and share stories of gratitude http://3030-vision.com

There wasn't really anything new in this story.

Indeed, it's a numbers game, considering that you're not gonna live in the property.Of course, if you want to buy a vacation home or a short-term rental that you can use for yourself, it's another story as it wouldn't be a pure investment.

Do you have any bad or good stories working with this PM?

Congrats on saving up that's an amazing start.I would suggest holding off on flipping if you don't want to do it near you, although with $250k, you probably could find something even in California that you could flip, we hear horror stories from our clients all the time of how they hired a contractor but were not able to watch progress and fly in 2 months later to see almost no work done and most of the money spent.  

I'm currently looking for one for a single family one story home without HOA. 

I will agree with @Nicholas L. that you do need to complete all of your due diligence on the front end in these areas for the price point you mentioned, because there are a lot of horror stories out there.