If not, in CA you'd still get great rent on the ADU so I'd absolutely consider it.

You can look into low-income neighborhoods usually the properties are of lower value, but I'm not quite sure if that applies everywhere but I know in Florida I see it here and there, and if you need help looking I don't mind helping.

Flip side, for a third of that you are trained to find properties using creative finance taking over existing low interest loans that cash flow and you are buying in decent neighborhoods with every day lunch box Joes that have kids and go to work and pay rent on time. 

Most of the time, the home warranty takes a long time to approve your repair, reach the property, and then they use low-quality materials.

Absolutely!

Looking for a house we could house hack, had an incredibly low interest rate on mortgage and house has increased in value about 42%, an estimated 180k in equity.

. - low vacancy.  

That protects you from having to sell to  low.

People like to use HELOCS especially now, if they have a very low interest rate first position mortgage, in order to tap into that equity without losing the low interest.

I was initially drawn in by the low fee, which has since fluctuated, but may still be the lowest out there.