However, it might not work as well in expensive areas and dealing with tenants can be tough.

I would also account for a % increase in expenses per year. 5.

ADUs are so popular here that an whole cottage industry has sprung up around the quick and inexpensive conversion of garages.

If so, what are some good inexpensive arcade machines and/or game tables the renters like?

Insurance was inexpensive and it does add something different to the rental experience.

They had the money in my bank account in a few days typical ACH time frame it seemed.

My team and rebab guys are down here and I'm all set up aside from a inexpensive maintenance guy I'm still looing for.

One way to do this very inexpensively is with a combination 6-20 and 5-15 plug: This uses very low cost wire and is basically a regular outlet except with 220V available for those with a matching EV travel charging cord.  

4-5 years is a pretty short timeframe.

If you're considering buying another property in couple of years, cash flow is going to be tough with higher interest rates and higher prices anywhere and in my opinion focusing on cash flow will lead to some bad deals (I can attest to this along with many other California investors who buy in inexpensive out of state markets).