there is no warranty of implied habitability in Arkansas. 

There may be no written lease, but there is an implied month-to-month rental agreement, supported by what has been done historically.

There are no warranties expressed or implied, by the lessor to the lessee except as contained herein, and lessor shall not be liable for any loss or damage to the lessee, nor to anyone else of any kind and whosoever caused."

I think such rules are good in that they help protect the end buyers from purchasing a house with shoddy or sub-standard work ( I'm not implying that your work is such; I'm merely addressing the rule). 

This implies that I can purchase neglected properties, rehab, and have additional appreciation (more per unit than many other parts of the country).So my recommendation is you look again at San Diego REI before considering out of state.  

Just as the term implies, it covers all of your property under that one policy.

You can compute the implied CAP rate by checking the properties on the market (compute the NOI and use the price to divide.

This house was likely here before the current ROW width, so there may be a recorded or implied easement/license situation.

ADU or both: it would increase your home value and your cash flow for about 40k to 60k (I don't think you can buy another unit and rent it out for $1500 here in the LA area or OH (without the implied risk) :) 2.

Network at each event, and when you meet "doers" (pros who make money actually doing deals in your area), ask them if they ever "coach" (maybe not the first time you meet them, but after they've seen your serious attending a few meetings).This is a good way to ask because coaching in REI circles usually implies "paid".