Not to mention that the speach is recorded and they play it for you while you think person is on the other side (I found out by accident because I had a question during the speach, recorded speach didn't stop even I was trying to stop him multiple times) :( Sad but true. 

And even if you hire a property manager to take things off your plate, that process isn’t foolproof, as Gregory illustrates.Buying a turnkey property (ideally with a tenant in place), or opting for a syndication or fund, could be a better bet if you’re looking to invest outside California but don’t want to deal with the hassles of “landlording.”

In this IDEAL situation the savings is minimal.  

.: https://natlawreview.com/article/texas-federal-court-issues-nationwide-injunction-against-enforcement-corporateYep we shall see how this plays out 

This would be more of a multi-family buy and hold play. 

Looking for a long term play with rent stability more than making huge cash flow.

There are many reasons that adding a single ADU in southern CA is a less than ideal RE investment (i will post a list at the end) but the negative initial equity is a primary reason as the initial negative equity position consumes the initial cash flow and can take many years to recover.As for converting your home to a rental….

While you might find a lender offering low down payment options, you'll still need cash reserves for repairs, maintenance, emergency fund (ideally 3-6 months of expenses), etc.

Quote from @Miguel Del Mazo: Knowing more about the area, it sounds like you'll have an ideal avatar of wealthy, young and trendy professionals that aren't ready for or looking for a home to own.

I very much have a long term play and "don't care" about the cash flow immediately, but obviously I don't want them to negative.