On the other hand, do you see late/non payments and collections across all their accounts (i.e. cable, cell phone, credit cards, car notes, etc)? 

Since I dived into real estate investing this spring, I have been on a non-stop learning roller coaster.

I personally have never bought or been involved in REO properties before and from my research i found very different opinions regarding them but non from people who have actually bought them. 

I'm in Colorado looking at investing in duplexes for the most part. Every lender we've spoken with is requiring 25% down for small multifamily, including duplexes, since we are not planning to live in the property but...

I too believe it is getting harder and harder to find the people you really need to consistently get the results you need to keep losses down in small-scale fix-and-flip and buy-and-hold operations like ours.Joe, I too have noticed the almost total lack of forum postings on how the non-self-managed are able to get actual quality work done instead of the illusion of it.

If tenant wants to pay and stay, they need to pay everything owed including late fees, non-sufficient fund charges from the bank, and the eviction filing costs.You can stop issues like this by only accepting certified funds after the rent is late.

I should have specified, the SFH would be a non-FHA mortgage, and yes, if I don't end up refinancing this FHA mortgage I will be in it at least a year to meet that requirement.

I would pay that off before paying any non essential bills.

If they ever feel your rental needs babysitting and the become sick of it then your right to own non-owner occupied units in the building can be taken away. 

My understanding is that an ADU would be converting non livable space or adding livable space not just changing an existing SFR