You could also instead: get a construction loan and buy a fixer home with no ADU and you build it yourself. usually - I see people buying a home like this for $650k to $700k and then adding the ADU for $100k where you end at $750k to $800k with a well renovated home! 

Well I meet one of your two criteria so that is probably enough to be reckless.

More exit and pivot options as well.  

Well, when it comes to filing taxes I usually don't rely on the kindness of strangers (especially when they have no liability), but if you think getting a lot of replies (some conflicting) will help you make up your mind - Have at it.Honestly, am not trying to be a jerk (as you can see it comes naturally), but your tax guy is the best liability shield against the IRS you have. 

Labor costs for skilled labor vary across the country as well as with the age of properties so I think you would want very local data to use. 

Otherwise, Incline Village & Crystal Bay are one of the easier places to purchase and run a short-term rental.EAST SHORE, NEVADA - DOUGLAS COUNTYThere is a 600-permit cap, as well as a limit on density (the total percentage of STRs that may be permitted) per neighborhood area.

Perhaps you'll find some good partners amidst our group as well.

There's a chance they'll find that invasive, but just like the government - we are doing it for their safety and well-being. 

If they can't, well it might be time to switch Realtors.

I hope this finds you well!