We live in Washington state, but we will probably invest in a couple properties out of state.My question right now, though, revolves around a house that we own in California.

Looked like a quick cosmetic rehab I could do while living in a new area.

Steady state, the property should generate about $12-13K in rental income monthly (I will likely live in the ADU to begin with, which would reduce the income of course).

Increasing income could entail anything from changing jobs for better pay, becoming more proficient or expert and valuable in whatever you do to earn a living, to changing careers and or acquiring more skills and knowledge through education.  

We live in New Braunfels and are starting our real estate journey in the area.

I live in Abilene, TX. 

It's my opinion that you should use a heat treatment and not a chemical treatment as heat treatments are comprehensive and can be guaranteed, and spray treatments do not always kill all bed bugs and can be a waste of money.

You can camouflage the target on your back a bit by holding the title in a living trust. 

I would also recommend that they have sufficient 'skin in the game' IE additional down payment above and beyond just having lived there a while. 

We had to upgrade to something bigger for our family and my buddy's family needed a place to live.