I recommend Sullivan County New York . for that price , you can buy an apartment building with a dozen doors or seven single-family homes

I ended up with the goal of living in the area paying less than what I would pay for rent ($1700) while building equity on a property.

Read about finding off market deals and marketing to them; read about making offers and estimating rehab costs; read about building a buyers list; read about the analytics of a good rental property of flip property.

Homes that are "modular" are partly constructed in a factory and then assembled on the building site, otherwise they are just like any stick-built home with the same code requirements.A lot of people have made millions with manufactured homes.

There are challenges everywhere for different reasons -- weather, building codes, tenant culture, competitive market, high cost of labor. 

But I know more comps are probably needed(assuming it sells).ADUs are definitely expensive to build.

I am always looking to build my network.Best,James

If you sacrifice short term profitability on your PM company for the long term benefit of building the PM company that will manage your future portfolio it should pay off.

And what's the long term vision: Is this 1 house or you plan on building out a portfolio?

What a cost segregation study does is it analyzes a property and breaks out the depreciable basis of the property to more than just building and land.It will try to identify assets that are eligible for 5, 7 or 15 year asset lifes which would be eligible for bonus depreciation.Whether a cost segregation study will help you depends on your tax situation.High level, it will help you in two situations1) Your rental property is active and you can offset the losses against other forms of income.2) You have a lot of passive income and you want to increase your passive losses to offset your passive income.Best of luck