Our focus will be long term buy and hold multi family units.

"Going to a classroom won't change anything unless the student takes ownership of their learning experience" would be something one of my professors would say and he encouraged us to be lifelong learners emphasizing the idea to continue reading books after college was over for us.

Also, require your tenants to hold renter's insurance.

I like how you included almost all costs (I did not see holding costs during rehab).  

I am looking to diversify and derisk my portfolio by buying and holding out-of-state LTR.I have about $200k of cash flow to reinvest yearly.

I would expect a hold of 10 years or more.  

Since the number of sales is so low and owners hold on as long as they can it will take a major market shift to start seeing comparables with the ADU variable. 

Quote from @Nathan Farkash: Why not buy it in your personal name and hold it in your personal name?

I want to start this thread to get ideas, opinions and valuable tips on how to do it RIGHT.Lately I have been reading on this subject ,extensively , and trying to learn as much as I could.

Also looking for ideas on financing since I have $25-30k for down payment but if I can do it with less, that would be ideal.