What about paying the neighbor to clean it up for a few months?

This strategy works great because there is a huge need for affordable housing here in Denver and paying 750 for a bedroom is a good deal for people that want to live here but can't afford a one bedroom apartment.

The buyer had someone else pay more to build it than the value added, they had someone else do the associated work, they can get home purchase financing, they do not need to wait months for the ADU to be constructed.  

Either way, you could bring in a money partner for the rehab and offer a percentage of the profit when you sell or pay them out through a refinance.

Pay attention on how many days it lasted on the Market cause they are all going the same day for Cash.

You will need to maintain the property with repairs and eventually capital expenditures as well, plus rentals don't stay occupied 100% of the time and renters don't pay 100% of the time.

Give them the bill for the repairs BEFORE it is repaired and see if they pay it.

Focusing on the "landlord friendly" state concept is wrong - clearly many successful investors continue to invest in what can be labeled as non landlord friendly states. 

My name is Jenny Cunningham from FL, I started investing in real estate about 2 years ago with my partner (male) and have mainly focused on doing flips while recently looking to get into the rental market as well.

Their rent helps pay your mortgage and build your savings.