i do not however use it for heat mine is an AC only unit I believe not a heat pump unit.If you're whole unit is relying on one mini split for ac and heat that surprises me just given if you shut a bedroom door you'd not have heat from the split that I assume is in the living room. 

Secondly, how do you finance these units? 

This could be very difficult if you are going to self-manage, as you will be turning units every year and dealing with a lot of repairs.

@Jed Butikofer You need to find a market that has decent cash flow (think $200/unit/month) and become an EXPERT on that location.

Principal balance currently at 314kProperty Details: It's essentially a "2-in-1" property, with the main unit rented out for $1,900/month and an attached ADU bringing in an additional $1,200/month.

Also, watch out for any litigation or construction issues that could lead to HOA fee increases down the road.Alternatively, you could consider a good deal on a single-family home or a 2-4 unit property.

I've found some construction companies that specialize in ADU (Additional Dwelling Units) conversions/construction in SanFrancisco and San Diego but not as many in LA. 

When trying to analyse STR I try to use as many data sources as possible, AirDNA, Rabbu, Pricelabs and good old networking, ask around see what other investors are getting for their units. 

Account Closed I have had tremendous success using direct mail and mailing the owner of record where the tax bills get mailed to.Generally, property management companies don’t pay the real estate taxes so this gets me right to the owner.Targeting wise, I would just do a zip code filtered by unit count using a service like listsource.  

Ask how many units they manage and how much experience they have.