As well as within 1/2 mile walking distance of public transportation.

That freed up a bunch of cash flow for me.However, I completed my first long distance BRRRR, actually just completed the cash out refi today. 

I have clients that invest OOS / long distance and that's fine.

I know there is no legitimate legal separation here since the property would be titled in my name, but it does provide a bit of social distance between myself and my tenant.

Construction costs vary depending on the condition of the garage (mainly existing structure, foundation and distance of sewer run) and the JADU costs will also depend on how much structural modifications will be required to separate the unit. 

But we are driving distance from 4 major east coast cities in a small town on the Chesapeake.

David Greene Co-host of the BiggerPockets Real Estate Podcast wrote a book called Long-Distance Real Estate Investing: How to Buy, Rehab, and Manage Out-Of-State Rental Properties.

I agree that the GTA is crazy but if you're willing to consider longer distances, or out of province, there are deals to be found.

I was considering selling the property and ideally splitting it into two down payments for $200k properties in a long distance investment and hopefully cash flow $300 per.

Challenges here were time constraints.