Open to cash flowing properties too if the numbers are right. 

If I already have some properties under my belt and they are cash flowing, I'll be much more willing to save time by using paid tools etc.

One thing I'll add to an off-market deal is you might find a seller willing to do seller financing.You said, "I don't think the time exchanged to manage SFH would be worth my time and the cash flow most likely wouldn't be reasonable enough to hire a property manager.

You already mentioned Mid term, which can be a great way to increase cash flow.

Initially, the business was cash-flow positive for the first three months, but things have declined since then.I received several negative reviews due to cleaning issues, and it took me over a year—cycling through multiple cleaners and settling for an average one—before finally hiring a great cleaner.

Cultivate strong relationships with brokers to gain access to off-market deals and increase your deal flow.

The withholding tax (on gross income) a problem if you:a) The wealth creation part of that real estate investing is capital appreciation, not cash flow.

Would you be able to do a cash out refinance and still cash flow?

This initial negative equity position consumes the initial cash flow.  2) the addition of the adu makes the property multi family and likely makes rent control apply.  

Rents have been pretty close to what the housing authorities advertise, sometimes even a bit higher.Fort Wayne’s a solid spot with low taxes and good cash flow—definitely worth looking into.