So, you feel you have to stick with them to "break even".

I do not have any specifics on this however I feel all the information you will need can be found free on here, or by asking people with the right experience. 

I feel like if they had a death in the family or something like that we should offer them a stay at a different date for free since they already paid.

If you're interested in discussing your situation in more detail, feel free to reach out.

When there is something agreed to in writing it reduces the chance of "he said, she said", hurt feelings, misunderstandings, etc.

We all know we can keep thinking about what we want to do but putting it into action is an entire other ball game.What are your top 3 actionable items for a complete beginner who feels lost in the sense of being in a small town and no really local groups where one can shadow or work with?

So while the proper expertise is vital in a successful ADU project... yes, please do question the tiny house start-up companies, or anyone touting themselves as "ADU experts" without the evidence to back that up.

Maybe I want this home because of how safe I feel in the neighborhood.

Feel free to reach out.

Net income = $39,240Monthly operating expenses are as follows: Trash - $33, Landscaping/yard - $66, Electric - tenants pay, Water - $95, Maintenance $87Monthly taxes about 3KSo, gross expenses are at $41,064If I'm doing the calculations correctly, my net operating income is -$21,888 and cap rate is -3.4%.Obviously the current numbers look terrible for this investment, but I feel like the rent should be raised significantly based on comps (above 2K each unit).