The buyer would likely be a real estate investor who plans to rehab the property too.

Right now for most investors in my area I am advising to plan on spending 30-40% for down payment if you need break even or cash flow. 

After the tenant’s year lease is up, I plan to move out and rent the entire building.

(Long term plan)Always have a 3-6 month emergency fund.

Also CVS has multi-year plans to close 900 stores

This experience underscored the importance of vetting contractors thoroughly and having contingency plans in place.

You're better off putting that time into refining your renovation process or networking to get more leads as a realtor, for example. 

As for Honolulu, multifamily properties can offer stable returns, especially if you plan to live in one unit.Consider the local economies, job markets, and future development plans in each location.

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

If you plan to be more active and scrappy in your investing, there's always a way to make money.