To do well, look at the home's state and prices of similar homes to get an edge.

Could it be because of that, small insurance companies stopped writing policies, and big insurance companies are hiking the prices as well?...

ADUs or carriage houses are well supported in adjacent downtown neighborhoods but no one is building and selling new construction homes the comparable will be very limited. the appraisal will be difficult. it's just a lot.

As for experienced investors, once you know the game you'll crush everywhere Well said. 

As you take applications from prospective tenants I'd tell them your plans as well.

Also most universities have some kind of housing office that can point students to common rentals as well as on campus recomendations.

They signed and knock on wood still going well with the same tenant, 7 years later.

My intuition served me well just two years later when the Pandemic hit, we fled LA to enjoy our 2020 summer and haven't really looked back since.

I think a strategy that would serve me well is one where I buy a 2 (or 3) bedroom house with 1.5+ bathrooms.

There are two kitchens as well.