That would be an ideal scenario for them. 

I check to see how the dogs behave with people, ideally also with children, with dogs, and with cats.  

First, define your goals know your target cash flow, ideal property type, and budget.

I would be open to a 3-4 unit, but my ideal sized property would be 10-20 units."

A 4-plex would be ideal and you could play around with doing 1 long-term, 1 mid-term, and 1 short-term, plus you, if it works on your area to upgrade your income.

Quote from @Miguel Del Mazo: Knowing more about the area, it sounds like you'll have an ideal avatar of wealthy, young and trendy professionals that aren't ready for or looking for a home to own.

That is less than ideal in some ways as well. 5.

After living in the property for a full year, we have come to terms and accepted that this is not our ideal location.

Ideally it should still cash flow solidly but may not appreciate quite as rapidly as the bigger market.

There are many reasons that adding a single ADU in southern CA is a less than ideal RE investment (i will post a list at the end) but the negative initial equity is a primary reason as the initial negative equity position consumes the initial cash flow and can take many years to recover.As for converting your home to a rental….