Without accounting for management fees (I have not yet decided if I will try to self manage), and with planning to raise rents to typical market of $825 for each of the smaller units, and $1200 for the larger unit, does this seem like a worthy first investment? 

You may get EXTREMELY lucky and find one for 15% (if they get approval from management), but you will not find one for 5%. 

One of the biggest factors in successful flips is building a strong team: contractors, agents, lenders, and property managers. 

Staying involved in a business partnership while dissolving the marriage will rarely work.If you split the properties, I recommend hiring a good property manager.

Many of the problems I hear on this forum and in personal messages to me from other investors can be solved through more frequent and detailed communication.I have multiple emails to the construction project manager asking for an estimated completion date that have gone unresponded.

we are still assessing the rentals we manage but overall are just finding a few minor issues so far. 

Interview many property managers to find the best one (they can be a deal flow source too).

However, I quickly realized this group could be challenging to manage.

It is a lot of work for $200/month to build an ADU then manage it. 

Do you think that is fair - to be forced to pay for your manager's mistake?