Tough break Pamela.

This is a tough one. 

That means no HOA neighborhoods, which rule out many places.  3bedroom might make it tough to work, unless you're sleeping in the laundry or garage and renting full 3bedrooms. 

And juggling that alongside a full-time job is tough.

This is my 1st post and I am so incredibly thankful that a forum like this exists and for any information to help guide me through this tough decision is so immensely appreciated! 

Not impossible but it would be pretty tough to get an STR property approved unless you are an owner occupant.

And, that this return to office will manifest itself first in suburban areas with relatively less competition and shorter commutes for local workers, and that re-absorption of inventory will take a lot of time in urban areas with tons of vacancies.

.- 2 floor ADU is expensive and is tough to do due to the height limit.- Most people kept their ADUs under 750sf to avoid the impact fees- For subdivision, it wouldn't be applicable in your case due to your lot size.Feel free to reach out if you like to discuss in details.

While you may be able to measure energy to some precision that you are satisfied with close to the point of delivery - what you will have a very tough time accounting for how those losses are split amongst your units.

Current rates make it tough for any house with a new mortgage on it to cashflow.