Here is a list of what adding ADUs in my CA market is typically a poor RE investment:1) The value added by the ADU addition is often significantly less than the cost of adding the ADU.

(Lots of grass and pine trees.)

Some examples:Section 8 typically covers 80% of the rent (depending on tenant income), with tenants responsible for the remaining 20%.

i agree that a new purchase at 75% equity will typically not have significant cash flow and may even be negative when properly allocating for all expenses.Investing to max equity without reserves is risky and you indicate would result in stress.  

While the guarantee of income sounds great, it's only a percentage of the rent, typically up to 70% and the tenant has to pay the remainder.

These are not great investments and while the experience is not typical for Memphis, nothing I've read or seen should lead you to believe your experience will improve.  

Many houses that have gas only have 100 amp service vs the 200 amp that is typical of all electric homes.

You can keep it under control a little by keeping the grass constantly cut and nothing laying around the house on the ground..

You’ll typically find professionals or higher-income renters in these neighborhoods, so it can make a big difference when it comes to peace of mind and property maintenance.

This is typically the slowest time of year for tenant placement, at least in our local market.