If you price it aggressively, often times people overlook things like laundry rooms if they fall in love with the place.Can you do stackable laundry somewhere?

Blue states are tough, but i also don't forecast seeing the same appreciation rates in other places as I have in my backyard.Sometimes  the ROE falls below your target min simply because it is now worth so much more. 

I think more often when the "sky is falling," and less often when everyone is buying, but there has always been deals. 

Keep in mind once the ADU is complete your old unit will most likely become RSO which will mean any alterations are much more complex and limited.The downside of this route is that if you build the ADU now and your old house is built before 1978 you cannot split the lot because the old house cannot be on its own lot once it falls under RSO.

Spring, Summer, and Fall are when you'll make your money.

If rates fall later this year as forecasted, it could be worth factoring in the possibility to refinance and bring my mortgage down low enough to continue renting it as a short term rental or consider renting it mid or long term. 

Need less to say the previous owner did not take care of the property & let it fall into disarray. 

My experience has been that summers are very busy but it falls off the rest of the year.

This report hammered MBS pricing causing MBS to fall from -25BPS just before the report to -48BPS by 11EDT.

I fall into that category.