This implies our unit’s cash flow is below if it were an LTR because 1) we pay utilities 2) we furnish the unit 3) we pay MTR  PM fees which is near double the LTR rate. 

I lost so much $ because I had to completely rehab the whole unit because it was so gross.- but the total eviction was only 2k , not counting loss of rent. another eviction is the last thing I want.

3.5% down and you can purchase something with up to 4 units Flipping is risky if you don't have a firm understanding of the costs involved.

With second home loans, the mortgage must be for one unit (I do a lot of 2-4 unit STRs), the property must not be rented for more than 180 days out of the year (limits revenue), must function reasonably as a second home (usually limits out of state investing), rental income will not qualify as stable monthly income (projected AirDNA does not play into your DTI).

@Dave FosterCan one unit be used as primary residence right after the ADU is completed?

My cousin is selling his 5-unit townhome complex about 2.5 miles from the beach.

So I think what you're asking here is how an appraiser would value your property. if it's five or more units, it is quite likely the appraisal would be based on cash flow and Rental income.

I am looking to have a fan installed in the bathroom of one of my units however there is no switch in the bathroom so I would also need that done, I was wondering if anyone has recommendations for contractors.

I focus on 1-4 units in the Cleveland, Ohio market. 

bought my first house, a triplex and then bought 3 more properties (6 units) within two years.