This step would include understanding City zoning & platting, locating utilities, researching City codes for development requirements (big ones include detention), etc. 

My question is - what is the best strategy for utilizing my home equity and buying my first rental?

Especially if you get a long term resident in the ADU and then you might can utilize them to help on your turns of the MTR. 

I see a lot of posts for furnished monthly stays where owners are fretting over utilities and how to ensure a tenant doesn't abuse their being provided.

Utilities are typically $350-450/month for a 3/2.If you have any more questions feel free to reach out!

This way you're able to utilize conventional loans, each of you are allowed 10 of those.

Assets identified in this study include:Infrastructure and Site Utilities: signage, site lighting and utility sinksLand Improvements: sidewalks, landscaping, fences and parking spaces50% of the total depreciable basis was classified as 39-year class life.

Also, verify ALL utilities (don't believe that dang Realtor for one min Wink ) go to the county for sewer and water.

And to any wondering, no, I don't loose a wink of sleep over using legal tax strategies. yes, I think those who can utilize it have earned it and don't owe a thing to anyone else.

@Bruce Schussler   I am always suggest my borrowers stop at 60% loan to value when utilizing this strategy.  60% is the loan to value where the loan would qualify for the best possible rate.