We love putting cash in our pocket and paying little or no tax.On the other hand, you can create situations in your business where you generate positive net income that does not result in cashflow.  

I've reviewed the ADU rules on some of the different city's websites, now I realize how much variance there is just within the county...For example, Santee has a new owner occupancy requirement that will go into effect on any ADU's permitted after 2024 and a strict no STR policy, La Mesa on the other hand seems really ADU friendly.Does anyone here have recommendations on which cities in SD county to avoid and which to explore for ADU's?

Any other ideas how to manage the Airbnb while being more hands off? 

I know a lot of people on BiggerPockets talk about real estate investing as a means to an end, but I'm think I might also just really enjoy the strategy, execution, and hands-on work involved.

Having some hands-on help will definitely make things easier.

I can easily cover 20/25% down with cash on hand. 

Hi Jaden,I'm not a fan of hybrid turnkey models like the companies you mention.Also, not a fan of many turnkey marketing companies.Granted, I'm bias but if anyone is interested in turnkey just go straight to the provider.Not many around these days anymore and the one's that are, have stood the test of time and are obviously solid.I think it's less riskier nowadays to invest in turnkey properties than before because all of the poor providers have disappeared and only the good one's are still around.Plus, seems like the "hands off" and so beloved syndications are going belly up so turnkey might be in fashion again.And no big deal IMO that turnkey is not completely "hands off".Is anything completely passive other than 30yr Treasury Bonds?

RV park is a hands on business (Campers coming and going all the time )  A mobile home park has residents .

With your return on equity currently low and your desire to step back from hands-on investing, this approach makes sense.

They're looking for a quick close within 30 days so they can get the cash in hand to purchase their next primary residence.A solution would be to withhold a very small portion of funds in escrow, but the seller would have to cover the rent as well.