Other things to consider:HOA RESTRICTIONS: If your property is part of a homeowners’ association (HOA), check their rules, as they may prohibit or restrict ADUs even if city zoning allows them.

Quote from @Richard Bautista: Good evening and happy new year,I need input on something that seems too good to be true. 

Quote from @Iliana Herrman: Good evening.

The rents at purchase were not even 2/3 of my PITI (so crazy negative cash flow but one reason acquired below retail).  

Are there any options for lower down payment loans in general or even for college students?

Even then, I’m bringing in $81,000 a month.

The guest is always right, even when they aren't.

One, I made a profit; other one, I kinda even out. 

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

That's the reason there are so many fourplexes and so few fiveplexes or even sixplexes.From what I gather, post offices and utility companies rarely care much about the permitting/zoning issues, so it probably wouldn't have been hard to get those set up.