I've searched far and wide for cash flow positive multis in hoboken and JC, and have yet to find a cash flowing property (my goal wasn't to cashflow but to net my monthlies as close to 0 as possible).

. - I am all for a city-wide Chicago ADU ordinance. 

Not hairline crack but a continuous crack probably about 7-8 feet long and wide enough to put a credit card into the crack. 

You are probably planning to do this already, but make sure you look at your prospective property from a lot of angles in your underwriting.

As an example, the highest designation (MPM-Master Property Manager which I have) means that you have to have practical experience (you need 500 unit years- meaning if you managed 100 units, it would take you a minimum of 5 years), education (24 hours minimum of formal classes- or 3 days for this designation) as well as letters of recommendation from clients as well as peers (other MPMs) and you have to invest time in the property management organization be it locally, state-wide or nationally over YEARS.So the designation process, including those that are in their candidacy, takes a lot of effort and you grow through the process in many ways including wisdom (a lot actually)! 

They often offer competitive pricing and have a wide selection.- Online retailers: Amazon and Wayfair are good for smaller items like hardware, as you've mentioned.

So, typically they stay put.You need to know the year of manufacture, is it a single wide or a double wide.

Fire Dept arrives and garage door is melted, car is melted.Guests call us the next day and tell us the neighbors shot fireworks and hit the house and started the fire and we owe them for damages.We get 3 different camera angles from neighbors clearly showing everything. 

I mean seriously, has nobody ever heard of wide angel before?

Nonetheless, the "1% rule" is a widely accepted guideline.