I used to live in Castleton before Bank One moved me to Tampa in 1996.

Duplex in West Adams area.Asking $830000Spanish style house on a nice street with similar houses, mixed single family and duplexes.2 units total, 2b/1b and 1b/1bAbout 1600 sq feet totalI think 2 bedroom could be rented for at lest about $2500 and 1 bedroom for around $1800-2000.I will live in one of them though.Also has a 2 car garage which can be converted into ADU.Has parking plus street parking.Both units need reno.Considering that all units need renovations and I will live in one unit and rent the other and that at some point I will convert garage into ADU. 

You absolutely charge higher rates if it's in close proximity to a University; they're paying a premium to live close to campus.

And room for another mobile home (I’d prefer putting my own mobile home to live in on there). 

Purchase price: $535,000 This will be a slow live-in BRRRR.

I'm an investor that lives in Amador county (near you), but I've struggled to make the numbers work for STR near me. 

I have never done a land trustWe have a living revocable trust that we set upHonestly I should have done it 15 years ago but did it like 6 years ago.I do not see the need for a land trust unless you are a politician, actor or athlete (someone who is famous).I have done business with multiple billionaires (not bragging but trying to make my point) including several that owned professional sports teams - and even they did not use land trusts…

It may be harder to set off the entire mortgage payment with house hacking, but any amount that you can lower your living expense is a win while simultaneously having your property appreciate.

Where you live?

If it is simply the house and the tenant pays all the utilities, I personally would not charge more because you are renting them the house-not based on how many people are living there.