Primary Focus3bd 2 bth single family homes that are destressed, renovate, then rent to section 8 tenants. 

I agree that there are ways but 1) rent ready without value add will be huge cash negative with realistic expense estimates 2) most single unit ADU additions cost more than the value added.  

If you move into a property acquired through a 1031 exchange and make it your primary residence, you may qualify for the capital gains exclusion under Section 121 (up to $250K single/$500K married) if you live in the property for at least two of the last five years before selling.However, gains attributable to the time it was a rental property remain taxable (non-qualified use), and depreciation claimed during the rental period must be recaptured at a 25% tax rate.

While I do think most Realtors (single family listing/buyers agents) are a dime a dozen, in the commercial world I think you get what you pay for, more often than not.

Lastly, have you tried running the #s to look at long-term appreciation on a unit like this vs. a Single-family or Multi-family property?

Purchase price: $170,000 Cash invested: $40,000 Converted a single family home into a short term rental What made you interested in investing in this type of deal?

They mentioned he is single and quiet which is ideal for a landlord haha.

All you need is a single place to track tenant information, payment history, maintenance, and a few other things.

Quote from @Corinne Snyder:Hi Michael, my CPA will not allow me to claim myself as a real estate professional with my one rental single-family home rental property because I do not spend enough hours per year running it, therefore he won't allow any overhead expenses to be claimed; only expenses related to the property directly.  

I am looking to invest in single/duplex/triplex/qudraplex rental property.