I just assume that anyone operating at a high level with triple digits worth of reviews is GOING to have a high average review.

Account for repairs, vacancies, property management, and capital expense.

Think all the expenses and potential income of the property.

Avoiding lender fees will save you upwards of $18,000 on average just in acquiring the deal.

Your operating expenses appear to exclude property management, which can be 8-10% of your rental income.4.

Average apartment rent of $1070 to national $1470 (25% delta to the downside, in one of the highest growth environments in the nation)3.

My debate is this.As a general statement the rental property cash flow here in Los Angeles is VERY challenging to find.I am looking to buy a property with a detached garage and convert into and ADU for helping to offset to mortgage.Crunching some numbers up on $1M property with and ADU assuming (rough numbers) main house brings $5,000 and the ADU $2,000 I’ll still be negative in the deal after all expenses (vacancy, capex, repairs etc…)However if I will use it as a Sort Term Rental it will be cash flowing beautifully.What’s your take about buying negative cash flow long term but counting on AirBNB to bring in the positive cash flow?

As pointed out above, I don't thing that you are including all of the expenses.

Another reason to sell them as individuals would be if you were wanting to purchase smaller less expensive units. 

The gain on the sale of the rental property would be about $58k after expenses.