Every time I hear 1% cash flow I stab myself in the arm with a pencil - my arm looks like Swiss cheese now....hahahaSince you're in Gilbert, why not invest locally where you can walk properties and you know that area?  

airbnb.com/h/the-emerald-cottage

I do have an empty lot next to my current SFH , doing nothing (but costing me money to mow :)) my thought was to build a detached guest cottage to serve as an overflow for guests or it could also serve as a seasonal / monthly rental.

McDonalds sells a delicious burger at a reasonable price and I am happy.When a pimply faced teen offers to toss a slice of processed cheese on it, the price goes up.My decision becomes obvious.

Driving through your rental property, if you see a remodel going on stop and talk to the workers, head cheese or contractor is probably not there.    

Hold your horses there buckaroo, or should I say cheese-headwear, lol. 

This plan is like swiss cheese after 131 rabid mice were let into a box where the wheel was.

***Update Here***Should I keep Or Sale Gut Flip in B- area.If I sale my new flip best I’ll get is 30k after 9 months.If I keep as a Long term rental I’ll have to convert the garage into a 1 bed cottage at an additional cost of $35k leaving a total of $107k left in this deal after 70% refi and closing cost.

Property has a main Scandinavian style cottage with ADU .

The one you wanted did so, the investors were there to bid on that one, just as you.Bring more cheese next time.