Cash flow, even that which looks good initially, tends to get eaten up by the real cost of the upgrades needed to keep the property rented.  

These tend to attract more reliable tenants, and the properties generally require less maintenance.

To the nuts and bolt question of what defines occupancy, it is the place you reside and spend the majority of your time/nights.

On the other hand, tenants tend to cause damages when moving these appliances in/out, so having them in place may be safer.I recommend you look at what others are doing in your community and price point.

Expect a higher rent rate, but also higher turnover and longer vacancies.I've rented to dozens of traveling nurses and would say about 50% of them were nuts.

Structured LearningReal estate tends to attract people who have shiny object syndrome.

Although 3.1% is a great interest rate I tend to not get too caught up in keeping a property just because the rate is good.

It's simply overwhelmingly nuts. 

He said something like 20k to 50k for a basic ADU but that's nuts.

Of course, with all things, the answers to all these matters will depend on the circumstances.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.