@Greg Soon my lender did a delayed finance, where they covered up to 100% of purchase price, capped at 75% of appraisal. 

Then I often sell a property off as large cap expenses start looming.

There is still is stuff like clogged toilets, random leaks, etc. that happen even outside of long term cap/ex items.

Minimal other cap expenditures, as it was a new A class property when purchased.

Do you know the CAP rate?

So very simplistically, a Starbucks with a 20 year triple net lease will trade at a 5 cap, for example, but the same exact real estate with a Mom and Pop coffee shop with a 3 year nnn lease might trade at an 8 cap.

Items missed: ADU cannot be STR in most jurisdictions, no vacancy, no cap expense, no management fee (include it even if self managed because it is work), 3% maintenance ($420) may be a little light for 3 units in San Fran labor rates, my pro forma is currently showing 0% appreciation in the short term due to recent rate increase.  

Looking to run numbers on a property, what is the average cap rate in mobile Alabama so I can see where it sits

There is a cap of 4 Bedrooms per primary dwelling unit.

Double digit net caps are to be had 100% hands off.