Buy a single-family home, and someone tries to sell you on property management or insurance.

Quote from @Li Li: I’m exploring opportunities in Knoxville, TN, for single-family home investments focused on long-term rentals, with a strong emphasis on cash flow.

And then do it again.It is actually possible to have a super experienced General Contractor, a very deep pockets money partner, and still lose money on a flip.The most common reason, in my experience, is having a project run over schedule and placing the property on the market during the off-season.

I would have to guess that a lot of single property owners won't show up on their lists.

Second, single family homes as rental investments are not generally sustainable in Sacramento, as you've quickly learned.

They don't appreciate fast like a single-family home might in this area.  

Can function as either co-living or one large multi-generation single family house.

Mainly I’m trying to avoid “aged poorly design” glassblock walls, small bedrooms, older windows (wood/aluminum, single pane), aluminum patio covers, and to a lesser extent landscaping.

I successfully operate a small portfolio (3 duplexes and three single families) out of state and a good  property manager is essential. 

We're working on figuring out the local regulations for ADUs here which are a bit more confusing as it's already a duplex and not just a single family.