If you're thinking of cashflow thru ADU, think long term.

If they pay then no need to take next steps but if they don’t then at least you’ve started the (sometimes long) process and are ready to move on to the next step (eviction).

I’m thinking about 1031 exchange , the town is a sleepy town , the same contractors and good tenants don’t last that long 

Lots has changed over the years.Managing it yourself from a distance can be done, but it will require your team to be built and for you to have back up strategies if guests need attention and you're unavailable. 

Conveniently located in Bryan TX, within walking distance to A&M Bus stop and a short 5 minutes drive to College Station, home to the largest university in the state, Texas A&M.

Choose the Right LocationProximity to Campus: Prioritize properties within walking or biking distance to minimize transportation costs.Safety and Security: Research neighborhood crime rates and local security measures.Access to Amenities: Look for nearby grocery stores, healthcare facilities, and entertainment options.3.

I'm no expert in STRs, but I do know that getting registered for a STR in Long Beach is difficult.

I have owned so many properties in NY that were long-term rentals and it is renter-friendly, but if you choose correctly, you won't really ever care.Meetups are a great way to add to podcasts and books.

Then they work with a lender to get them ready to get the long term loan to buy the property.  

I have the "Bidding to Buy" book next on my reading list, following by David Greene's "Long Distance Real Estate Investing" book.