If this severely impacts real estate prices all the better.  

I’m trying to get a feel for if any target works better than another.

Yes there are broker's out there that also don't do good business, but they typically work with clients that do not know any better. 

An option to better understand and see the model without having to spend all the time is turnkey interesting.

Current job sucks, new one could be better?

By targeting better locations, leveraging Section 8 for consistent cash flow, and balancing low acquisition costs with high guaranteed rents, you've achieved impressive results like $1,100 in net cash flow on a single property.

Some investments give better ROI in Phx, such as multifamily, and some generally perform better in getaway destinations (Sedona), for STR's, etc. 

Quote from @Emily Gowen: I only recommend investors sell when they can move the money to a better-performing investment or when the sale moves them closer to a specific goal.

Anyone else have better luck with their ADU appraisal?

Start to evaluate deals based on the income approach and you'll do much better long term investing.