How's cash on cash return?

Property appreciation here is great, cash flow and landlord laws are horrible.

We have two options with financing:20% cash down.

I believe you can still do well here, especially cash flow compared to LTR's, but there is a lot more work to it so you have to up for the ride.  

Looking for advice/strategy from like-minded, anti-risk, I want to maximize cash flow type folks.

Purchase price: $560,000 Cash invested: $55,000 The strategy going in was part live-in-flip, and part ADU value add.

Normally, once I get it rented I have a cash flowing property that has provided 30% - 100% equity.To your point, I am seeing that some new construction is on sale right now and I am starting to consider them because of the lack of maintenance needed.

We also do note to investors that cash flow will most likely be lighter in year 1-2 as we stabilize with renovations and raising rents to market price. 

If the deal cash flows and meets your criteria, the unit count should not play a huge role in your decision. 

Most investors are breaking even on cash, while getting the benefit of depreciation, debt paydown and appreciation.