But with your high income and not a lot of savings I would try to save as much as possible for the next few years and then reap the rewards.

I got a quote for $3100 per year for a 2400 sq ft 1980 built house which seems very high.

Total PITI : $2,800 p/m ADU: Rents : $1900 p/m Home : would rent for $3k per month Potential Gross cash flow: $2,100 per month Purchase: $500k Current ARV: $900k Can these numbers be achieved today with high interest rates and high prices ? 

I have been reading lately about high interest rates, high prices, low inventory, too much competition, no cash flow, etc.

I am nearly positive no course could have ever taken me as far as partners and mentors.I highly recommend networking and partnering. 

Does that return to tenant and the tenant pays a new last months rent congruent with the increased rent? 

a) You will need to file a nonresident Arizona income tax return that reflects the income you earn from your Arizona rental.b) You will not owe TPT and don't need to set up an account to deposit it.

I would highly recommend connecting with a professional..

Obviously there is a lot to discuss on this topic, but for a very quick glance, here are a few pro's and con's to consider when thinking about section 8 rentals:Pros:Guaranteed Rent Payments -> The government pays a significant portion (if not all) of the rent directly to the landlord, providing a reliable and steady income stream.High Demand -> There is often a high demand for Section 8 housing, reducing the risk of long vacancy periods.Cons:Inspection and Compliance -> The property must pass an initial inspection and comply with health and safety standards set by the local housing authority.

I did see a lot of improvement in her attitude when I got a few lucky flip property returns.