Most lenders have restrictions around the ratio of commercial use versus residential use.  

Some flippers just were hit with almost $800,000 in fines for improper removal of asbestos cement siding on one house: https://ohsonline.com/articles/2019/01/25/asbestos...I do not go into detail on asbestos, lead or other hazardous materials, simply because federal laws are constantly changing and some states actually have more restrictive laws than the federal laws.  

However the property I ended up with has an odd black/brown countertop pattern with an 80s style oak cabinet stain, along with brown floors and a beige backsplash, so it's brown on brown on brown.

Condos will probably be the toughest to achieve cashflow and have the most restrictions.

There are certain rules in California that allow for that very low assessed value to be transferred to a child, but the rules are pretty restrictive in nature. 

Rutherford is an odd combo choice.

Every source seems to place some sort of limitation on what guest restrictions a landlord can place… 

I really appreciate your suggestions.The combination you might want to restrict or look more closely at are local people, booking for one night, last minute and are under 25.

That sounds odd to me. 

Duplex can add ADUs, do not have extra STR restrictions, etc   Duplexes usually are comped with duplexes.