Cold-calling is all but a dead-art, but the principles remain. 

And since you have a low interest rate more is going to principle. 

My assumptions based off research is I will be able to deduct 1/2 of all allowable expenses based off the ADU square footage (My understanding of that list below)  1/2 Mortgage Interest (Not principle) 1/2 Utilities 1/2 Property Taxes 1/2 Insurance (assuming I don't have separate ADU insurance)  1/2 general house maintenance (depending on the issue and if it's related to the ADU)  1/2 Depreciation (Home value, not land divided by 27.5)  KEY QUESTION: If my mortgage (PITI) is $5400, and all of those ADU deductions equal $3800 monthly, and my ADU income is $1800 monthly, am I allowed to pay the difference in "deductions" from my real estate business income? 

If you're set on out-of-state investing, you might need to work with a realtor who can act quickly on your behalf, be prepared to make offers sight-unseen (after thorough virtual vetting), have your financing lined up in advance.For your first investment, there's a lot to be said for keeping things simple.

@Sharon Patterson, any rehab is a "project" and basic project management principles state that there are 3 key interrelated aspects to all projects: time, scope, and cost.

It is more time consuming if you are managing it all yourself.You didn't list selling a property as an option to pay down loan principle.

Again a real reduction in tax over the same profit.How about the principle repayment paid for by your tenants. 

This is useless unless the investor has a foundation in or has first been educated as to real estate principles, real estate law and real estate finance.

If you get a proven operator that offers sightly less, it may still be a good idea to stick with someone who's been around the block for a while. 

@LaTonya Clark I self manage out of state without any real issues and have bought 2 properties sight unseen.