And what would that be in % compared with the purchase price/total costs of the project?

Happy to go deeper with the OKC and Tulsa info we have and happy to compare with whatever you guys are seeing as well. 

Primary reason was as you already stated, that tenant laws in WA heavily favor tenants when compared to other states across the country.

A couple of points:1) Do not listen to a commission based RE agent or mortgage broker who recommends that you spend more of your income on housing compared to what is financially responsible for you to do.

Good to think about if you are trying to compare occupancy rates with broad data.  

This is why we see relatively low inventory here when compared to Queens and Brooklyn neighborhoods that are further from Manhattan.Many properties here have been owned for multiple generations and that says A LOT!

Which would then give me two properties appreciating and earning cash flow compared to the one with the ADU.

There's a few other things to think about too: 1 - Possible owner financing if he wants to still get a stream of income into retirement at an attractive rate compared to the rest of the market (win/win scenario, you don't need to come up with as much cash, and he makes a little $ on the %) 2 - Consider a post possession if he needs some time to move out but needs the cash up front for whatever reason 3 - Leave all the furniture/junk in the property and you'll handle clean up etc. 

I do like Ring as well, but to my knowledge their product line is fairly limited compared to other whole home security systems.

usp=sharingCurrent Rent Long Term in 22302: $1800-$2200/moCurrent Rent Short Term AirBNB in 22302: $2000 - $3000/moCurrent Comparable properties at this price range (are condos with 500-$1100/mo condo fees) What made you interested in investing in this type of deal?