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. 

Not to take anything away from you, but you know the prices of real estate (especially in NY), so I know it may not seem like much, but I think you've overcome the most difficult obstacle and that is going from 0-1.The way I see NY is that it does not meet any basic requirements for investing: it has low cap rates, high taxes, stagnant or decreasing population, anti-landlord laws/sentiment, rules & regulations etc, etc.

I expect vacancy to continue to go down and cap rates to further compress.20% Mobile home parks and self storage -- these classes of assets can typically produce higher cash flow than the above.

On top of 80/20 agent split and a $16,000 company cap, you get to keep 100% of your commissions on 3 personal transactions every year.

I don't know the legalities of putting a cap on the usage in the lease, but I wouldn't do it either way personally.