A high quality SFR in Austin will pay dividends in the long-run, and don't invest for anything but that. 5-6 years is too little, but if you are to expose yourself to that I would still take Austin.Those deep parts of SW FL are cyclical with retirement up & downs on economic recessions.

@William TseChoosing the right property involves market trends, rental demand, neighborhood quality, and future development.

Exactly where have you found this unicorn farm of quality properties with idiot owners/sellers? 

But comparing rates on commercial (non standardized mortgages) is like asking what’s the price of carpeting without specifying the quality, type, color, installation, warranty or anything else.  

This attracts higher quality, mid to long-term tenants who often take better care of their living space.#3 Higher Rent Potential:ADUs offer an additional income stream, allowing investors to charge higher rents overall.

If there is any way you can avoid marketing to section 8 you will be far better off especially in regards to the quality of tenant you will get. 

Your numbers are simply not worth the paper they're printed on if you really need to rely on a home inspector to tell you about the property's build quality and condition.

If Airbnb is an option for your spare bedroom then that's great, personally when I first started I didn't want to have to deal with the in and outs of people and also making my place aesthetic enough that it would rank well on Airbnb so I went straight to long term rentals but if you want to dip your toe in the water it could be a good option if shorter term tenants make you more comfortable. 

Having inside relationships with quality and experienced wholesalers who actually know how to properly evaluate ARV and rehab numbers is a plus.

You need quality vendors set up and quality vendors are expensive.