Do the math and see if an ADU is worth the cost and effort.https://www.biggerpockets.com/blog/rental-property-cash-flow... 

A 20% down payment will allow you to have a positive cash flow, even using conservative projections and a property management company.

It is imperative to have a cash reserve for unforeseen circumstances, such as unanticipated maintenance or fluctuations in the market.

Duplexes cash flow better, have less risk, AND EASIER TO MANAGE compared to a SFH.  

Purchase price: $252,000 Cash invested: $63,600First buy and hold.

So, your focus may need to pivot from high rental cash flow to little to no cash flow as a rental with an appreciation upside.I would recommend taking your $150K to $200K and securing a solid equity position in something that will cover its expenses and maybe provide a small cash flow, but then is poised to appreciate nicely over the course of the next several years. 

I would find a property that can provide you both.I used to aim for 8% cash on cash return + 4% appreciationGiven where the market is now, it is likely hard to find 8% cash-on cash and a 4% appreciation.I think 4% cash-on cash and 4% appreciation is do-able.

In all honesty my clients putting down as little as 5% tend to cash flow as well. 

First off, the cash-out refinance requirements have gotten tighter w/ the "seasoning" period.

How do you start finding motivated sellers and cash investors in New York if you aren't allowed to cold call anymore?