In the first apartment I renovated for sale, the departing tenant had stripped out the flush valve of the toilet in the apartment.

You probably want to put only 20% down and easy on rehabilitation cost keep it in mind in a year or so you need to clean up and remodel as tenants will not keep homes the way you would.

This clearly makes the value less than a similar duplex.  3) 2400/month seems high given that it was last remodeled in the 70s or 80s.  4) The ADU does not seem like best use of the purchase/zoning.If it is zoned for up to 11 units why use ADU.  

I may need to move out of state and want to rent out my newly remodeled Single Family Home in Mesa.

If they seems shady and you think they will try to "remodel" or use it inappropriately then move on to the next.

New floors and some light remodeling.

Thanks for the replies, I have actually been in the remodel business for the past couple of years do everything from hardwood floor installation/ refinishing to interior trim and everything in between.

I'm starting a remodel of a SFR and want advice on the roof.

I have 30 years remodeling experience and without getting into all the details about risk, liability, overhead, margins and profit let me just say this; Lowes, Home Depot, McDonalds, etc. all have a set profit they charge.

The other I remodeled and live in, worth $250K-$275K I would guess, but I only owe $53K on that one.