I am considering purchasing a 2/1 property with a 1/1 detached in law suite (living in the 2/1 for a couple years).

The obstacle to keep in mind with the phone call approach is that if the deceased passed away recently you could come across as an ambulance chaser.  

Its a subtle thing but I dont want something I do to possibly become an obstacle for me.

Pete that have detached garages, old work sheds, or oversized en suites already with electrical and plumbing ready to go.

The idea of being a first time investor and out of state has certainly given me lots of pause, however, if I don't go out of state, it won't happen (I live in the Bay Area).Life is busy with a newborn and a long working hours so my time is strapped which presents another obstacle to getting started.

Courage is the biggest obstacle.

I have found a few properties in Scottsdale/Phoenix area that have detached garages that seem to be a very easy conversion to living quarters. 

I love BP and helping new Investors get started, but the 4% CR is so low because the biggest obstacle for first-time Investors is analysis paralysis and comparing a deal to once-in-a-lifetime examples posted in the forums.

It also matters whether this is a condo or a detached single family home.

When we do have kids, our plan is to look for a house that makes sense to build a detached accessory dwelling unit on the property.