You should consult with local property managers and find what the average DOM would be to lease your home and rental rates etc. this would be a good starting point. 

  - Rents in my area for a 3/2 SFR are 1,800 - 2k per month (probably closer to 2k for a brand new house); so the land + house cost is going to have to be below 200/220k all in to make the math work at current interest rates. 

You just can't beat the financing available, the rate is good but the LTV (96.5% on FHA loans) is unbeatable.

The (tentative) room rates are as follows, from smallest to largest room, $400, $425, $425,$475, $500, $525, $550.

You cannot choose a section 8 tenant over a market rate tenant.

The default rate is only 1% per month which is 12% annual.I assume there are more pages to that agreement

We bought the property at below market rate because the seller was motivated and needed to close quickly.

Be sure to ask PMs about the vacancy rate in the areas you’re exploring to help you run your numbers.

When it comes to good cash flow, I’m usually aiming for something with strong upside potential—higher-end of the affordable market, in a gentrifying area, with a double-digit cap rate around 10%.

@Chris Pratt Since single-family houses with ADUs are not considered commercial properties, they are not priced based on income or cap rate.