@Abigail Lipson if you want actual assistance, then share what you've done so far and ask if you've missed anything or made incorrect assumptions.To just ask for general assistance or for someone to share their evaluation criteria makes you appear lazy and wanting other people to do your work for you.One of our company's mantras comes into play here, "if you don't ask the right questions, you won't get the right answer".Please ask better, more specific questions, so we can better assist you:)

As for renting, going cash flow negative isn't great, and your home isn't likely to appreciate as fast as it would if it was a single family home, so holding with hopes of increasing appreciation may be a verrrry slow play, but if you can afford to hold, having a tenant pay down your mortgage is an additional great benefit to real estate investing. 

I love the ADU play. 

There are so many factors that go into play on real estate that you mention its all about perspective and investment strategy. 

You provide a picture of the room, and then select a theme, and the AI app will show you what the room might look like to give you some ideas and play with different themes.Hope that helps.Mike

On the surface, I would consider house hacking here and play the appreciation game.

My only suggestion would be to keep growing your network with other multi-family investors because that will play a big part too. 

To play devils advocate, listing prices don't matter.

On the RTR website under education, then tools, we have a free portfolio calculator that I highly encourage you to play around with as well as that allows you to evaluate both individual properties, but also a portfolio as a whole. 

If you play this out, the property value starts dwarfing the loan principal.What does that mean?