ended up getting numerous bad tenants and sold after a few years for a good profit.

Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

We're live in our owner occupied 2 unit building, and are realizing the importance of attracting high quality tenants so we can co-exist peacefully and happily at our home. 

But a 2/2 bed/bath is likely going to attract single servicemembers moreso than families.When you factor in that electric isn’t included, your likely renter pool for being able to afford the place may be limited to a mid-level/senior NCO or an officer with a few years in service.

Search the BP for ADU appraisals to encounter numerous examples.

I was looking at the areas that could attract more than just military though.

Tends to attract a younger /trendy crowd.1REClub- http://jimmyvreed.com/network/...

And it makes selling the property seem much more attractive.

The location has to be near entertainment, tourist attractions or Universities. 

I've done numerous additions to the building, and it's doubled in value since the purchase.