Are there amenities that appeal to people living there? 

I'm in a similar boat where I live in Texas and am VERY new to the game, but interested in investing out of state, back home, in Ohio.

I live in Fishtown and it’s definitely a neighbourhood that’s growing fast with lots of new builds and plenty of deals to get in, to flip. 

We live in the Augusta, GA area.

Mark,Jordan is correct in his analysis but the problem lies in managing not to get thrown out of the seller's living room when you offer him $97,200 for his park. 

I am also sure there are some other people on BP that can help with more out-of-state investing.This is all VERY GENERAL information and will vary depending on where you live.

I have 12-doors in Detroit but live in California. 

Why are you calculating the monthly rent from the ADU if you will live in it for your own use? 

I live in Redlands and invest primarily in San Bernardino.

I actually had to get enough units where I could offer tenants multiple housing options when I purchased properties rented at way under market rates and then (an embarassing number of times) personally watch tenants that would "suffer" from a rent increase turn down smaller (but nicer places) or  nicer places in a less prestigious zip code (sometimes only minutes away) before I realized that I was hampering my ability to earn a living in order to subsidize the lifestyle choices made by a some random stranger that happened to live in a property I bought.