GLA is 1974sq ft, 3 bed 2 bath , blt in 1974, 0.33 acre lot, 85749 zip code just outside of Tucson, AZ city limits.  

The FHA rules/regs (in particular the FHA self-sufficiency test) are applied the same across all markets, and I know for a fact that in rural communities across the country, and big cities that are not particularly desirable places to live, it's not a deal-breaker, I am not commenting on those areas. 

Quote from @Ryan Brown: Your city has noise ordinances.

This would require you to visit, not necessarily live in that same city.

I've had a couple OOS investors ask about ADU potential in our market... not sure what hurdles there might be with the city (permitting, zoning, or otherwise).

, but I don't want to unknowingly do something against landlord-tenant law (Baltimore City, Maryland) to make the judge say "damn!"

Also It seems that in my city this doesn't exist with a duplex, triple etc.. 

For an OOS investor, I would recommend looking at Kansas City as one of my CFO clients also manages 100+ doors for OOS investors and knows the market very well.

The investment city determines rent growth rate, appreciation, and income longevity.What determines rent growth?

SF is a very unique market, and actually may be a great time to buy right now, especially if they can successfully turn the city around.