Any suggestions on staying focused day to day in the investor mindset? 

Additionally, over the years I have re-financed over 10 properties with local banks.

I've worked with many folks who choose to house-hack as their first step into the investing world, and that's what I'd suggest to you.

Currently, stepping up from residential to commercial via ADU additions is a huge grey area (correct me if I'm wrong here, anybody!).

I know the SLC/Utah market has blown up since COVID and may even be considered overpriced at the moment but just wanted to hop on here and see if anyone has any suggestions on areas that would make sense?

So additional income does not equate to additional value.  

If you are getting into RE investing I would suggest looking to getting approved for a general loan instead of a seller financed deal 

:) G'Day Zair,Just commented the same to another fellow looking to do something similar to what you are.I think that BRRRR from out of state is very risky business.If I was you, I'd continue immersing myself in everything and anything real estate related.Come back home to the US and start in your local market.Using leverage should only be reserved once you already know what you are doing and you have experienced the income/expenses over a few year period.I've always believe that "Cash is King, Cashflow is Queen and Finance is the Peasant" lolIn your local market or a market of your choosing you can buy, fix and flip or buy, fix and refinance.But I suggest you buy, fix and flip until you have enough cash reserves to buy, fix and hold without it affecting your cash position for future deals.Build a strong foundation without leverage and only then start looking to refinance or finance.30-50% of your portfolio should be un-leveraged.It's a slow process but all good things take time.Just my opinion and wishing you much success

I would suggest that you rent the property and consider using a property manager who can finance the improvements for you up front and be repaid out of the rent so you can have passive rental income over the long run. 

Any suggestions are welcome.Info: Seller owns the multifamily house  outright and has owned it for 40 years.