Please no on market deals unless they are deeply discounted.

The house is a 3/2 and has an ADU with a kitchen, and bathroom.

I've mainly looked at Home Depot/Lowes for flooring and larger items and got hardware like knobs, faucets from amazon/wayfair but curious to hear where you all get your materials fromAlso, need to get a double vanity for master bathroom, any recommendations?

If the kitchen needs an upgrade or the bathrooms, or flooring then you could add value to the house and potentially cash out refinance or get a HELOC based on the new value and use that for more upgrades.

The dog uses the bathroom indoors on those pads.  

Just need cash inflows, cash outflows, and discount rate.

A quick synopsis: We got our zoning approved through the city, we then had to get a variance because we want to run an 8 bed facility but the International Building Code would have had that be a "Commercial" property and would've needed to be compliant with all of the ANSI requirements like having an accessible main floor bathroom and 2 accessible main floor bedrooms, this would've been cost prohibitive to us.

Try looking into zillow/Redfin and see what your potential rents you can get near the neighborhood by filtering the bedrooms/bathrooms of the intentional property that you are planning to buy.

I have even deeply discounted some week days this fall to see if I can get an Airbnb booking. 

Now if I remodel the kitchen, bathrooms, doors, windows and some other stuff I could probably rent it out for $650-$700, increasing my cash flow, specially when I move out.