The software doesn't provide that level of granular detail that can mean the difference between 2k and 3k a month. 

Since your metric is modest cash flow with long-term appreciation, focus on neighborhoods with a history of steady growth and tenant stability.As a realtor, you already have the skills to analyze deals—so trust your instincts and take action!

I maintain even break even on valuation (which is rare in SF Zoned areas), the ADU has big disadvantages versus new property acquisition including financing, level of effort, rent control, prop tax being based on cost rather than value added, length of time including length of time from first expenditures to first income, reduction of something from existing unit (in your case existing home lost its garage).Did you see starting next year Mf can add an ADU per unit up to 8 units without any affordable housing concessions?

PM is a great foundational skill to move you forward.

Yes they require renovations at that level but with a little love I am still getting cash flow.

Nationally, the levels of pre-existing home sales are back at 1995 levels mostly because of the interest rate conundrum, so I'm interested to know what's happening in your area that high rates are causing more people to sell?

As for strategies, do you have any other skill set that you can bring to an experienced operator?

I personally dont do any of that.. every market / or most will have an active fix and flip sector or buy and hold sector the important thing to me is the operator full stop.. great operator will do well in any market and all the national data simply is noise at least at my level. ( loaning our own money and JV deals with our own money)  we dont broker or anything like that.

I feel like I'm drunk as every one is not level or taken at an odd angle.

As for Columbus, it’s a growing market with potential for strong rental demand, but make sure to research specific neighborhoods, local market trends, and the level of competition to ensure you’re making a smart investment.