Nice to hear your excited to deploy buy and hold strategy in RE. 

One noise complaint from a neighbor and you can lose the income.I feel the same about air bnb, make sure you are ok with the rental by itself as a long term rental, in case any income you get from an adu or air bnb goes away with a city ordinance.Sounds like a marginal deal without, and a nice kicker for upside if you include it.We would probably do the deal if it was currently allowed by the city, especially if it was in a growing area metro area

Ask the dumpster company how much weight comes "for free" with the dumpster, and what the cost per ton is for going over that weight. 

@Dmitriy Fomichenko nice, detailed response!

It's a 2600 sqft home in a nice area but the schools are not the best so the renters I am getting are multifamily situations.

Hi Ali, nice to meet you!

Unless you are willing to go to a not so nice part of town or fix up and force appreciation it will be very hard to find one.

But 400k for 5 units seems steep unless its in a really nice area. 

The super nice thing is that both sides are fully plumbed for a bathroom and are completely dry walled, the occupied side even has a fully finished BEDROOM that isn't being counted because they don't have an egress window down there! 

Now, if I take a reasonable valuation of about $1.1m (the slightly smaller, less nicely renovated house literally two houses over sold for about $1m a year or two ago) and throw that into a mortgage calculator with 20% down and comparable taxes/insurance, I get about $4,500/mth.