The other is a Single Family long term rental.

If you're talking about single family homes/ duplexes etc. the neighborhood it's in will generally give you the risk profile.Hope this helps.

Look at every single existing and new build.

 (3 convention units +  3 ADUs) * 3 lots = 18 unitsIn general adding one ADU is not a good investment because there is no more expensive residential development than a single, small unit.  

I only have a single rental (at the moment) and a simple W2 job.

Lenders stopped allowing rent by the room due to modifications done to the property resulting in functional obsolescence and significant cost to cure in the event there was a default and they needed to foreclose on the home and resell it, given that the main buyer pool for single-family homes are primary occupants. 

Am open to single or duplex property that is requires minimum or cosmetics renovation.

I would have to own the new investments outright in SC if I stick to single family rentals.

One of my clients recently just purchased a 3/1 single family house that will become a section 8 rental and they will be renting it out for $1550/mo which is well over the 1% rule.

So I bought a single family home for 315k that was considered inhabitable.