I replaced most of the wiring and panels to address the electrical issues.

. ~200k Factored in. 36k-90k for car chargers. 150-250k~ energy sold to tenantsIf my assumptions are correct, I should be able flip property in 5 years or refi and do it again in 5 years @ 50/50% at 13.5m equity. rinse repeat.

Plan you strategy around why you are investing and the time, energy, and resources (human + capital). 

Net income = $39,240Monthly operating expenses are as follows: Trash - $33, Landscaping/yard - $66, Electric - tenants pay, Water - $95, Maintenance $87Monthly taxes about 3KSo, gross expenses are at $41,064If I'm doing the calculations correctly, my net operating income is -$21,888 and cap rate is -3.4%.Obviously the current numbers look terrible for this investment, but I feel like the rent should be raised significantly based on comps (above 2K each unit). 

I've been down that path before and its not worth the time and energy. 

Electrical wiring has been redone to normal.

Different risk profile, you can argue which one is better/worse but at the end of the day you are sitting at home with a liquid asset (and lower transaction costs) instead of the headaches and energy required to renovate and manage a property. 

Do you want to learn the ins and outs of ADU law, local energy codes, and inspection requirements? 

FHA is tough on a few things like "Chipped paint" any signs of chipped paint will stop financing and need to be addressed (Painted), Loose or missing hand railings, Water damage, Mold, Termites, Outdated electrical or any wiring that is exposed.FHA will also stop you dead in your tracks if the appraisal shows anything that is considered a "hazard or safety issue" and must be fixed.

Finding the property, negotiating, finding and managing any subs for work he would not do (such as plumbing and electric), purchasing materials, doing quite a bit of the labor.