In the Midwest, I would say if median sale price for single family homes is 3x median family income then there is no cause for concern.

Should I have a separate account for each of these categories or keep them all in one account?

PAYMENT DISBURSEMENTS - Incoming rents would come into a general rent account, replenish the maintenance fund for any expenses incurred through the month, take the PM fee, and then disburse the rest into the owners account.

I'm mainly looking for a small multi-family or a single family with an in law suite or an ADU.

I'm buying single families in the Huntsville area to add to our rental portfolio.

So sourcing is a huge aspect to lending and you cannot just fill your account  without documenting where It came from.

As of now, I've only invested in single-family homes in the Los Angeles, CA area.

Have you tried talking to your accountant to see if s/he offers it?

I have 3 total properties and 5 doors, 2 multifamily properties and a single family. 

I'm unsure what the right path is, but I've been reading & watching podcasts about investing in owner-occupied, single family properties.