Also, before you move forward make sure you have reasonable expectations for how things will go with having a tenant.

I've been reasonably happy with this so far, since it's made the process fairly passive. 

I'm in the small Eugene market, which in terms of industry and jobs offers no real reason to be here.

Can you buy a house and be within reason of what your current rent? 

I've helped a lot of investors in your area, and I find that many of them end up purchasing rentals in the Central Valley for the very reason you mentioned.  

It's eating away every bit of cash flow from the property and then some.Both units currently have baseboard heating - which I've heard can be on the more expensive side of heating options - but I'm not sure if this amount is realistic for the area, or if there is a better heating option that I should look into for a reasonable cost.

A big reason is the OO requirement to rent the JADU as its own unit,good luck

The reasons cited for the market not following suit this time are concerns that increasing GDP, especially in Q4 of 2024, and policy changes such as tariffs could lead to a resurgence of inflation and thus a change in the Fed’s projections, with there being 150bps of variance between certain Fed members projections (Source).

Having an experienced GC build their first deal or two of their own is, for reasons that sometimes don't make sense, get push-back.

There are more cashflow favorable cities than Atlanta but it offers a great mix of reasonable cashflow, growth, and strong appreciation.