After a year I would move out and turn the ADU to a MTR.

Purchase price: $450,000 Cash invested: $5,000Purchased this home to live in, then rented it and moved out just over a year later, this is my second deal like this, according to Zillow I owe about what Zillow says its worth but I got it at a good rate, although it was at the peak of real estate right before everything dropped and rates started increasing.

Happy to help be a resource as you move along your journey.Jennie

Tenants must receive; signed Certificate of Rental Suitability no more than 60 days before move-in, Partners in Good Housing Pamphlet, Lead Free/Safe Cert (if built before 1978), smoking policy for multi-unit properties, Bed Bug notice as you describe above.For Pennsylvania: It's also best practice for property owners to include a lease provision that waives the Notice to Quit requirement of the PA Landlord Tenant Act.

That's a big move from Ohio to LA. 

You can ask and see what happens.Otherwise you need to come up with the 50k or whatever is required to move forward.Maybe you could see if your lender would bundle the 2 places together in a package?

Unicorn hunting is not a career move. 

Yes - mortgage rates are greatly influenced by treasury yields and have been moving in conjunction with the terrible bond market of the last couple of months.  100% true. 

BC has a transfer tax and is very tenant friendly with caps on rent increases (during rent renewals, not when new tenants move in). 

We already have a primary residence in the area with a mortgage, since we had moved to his part of the country because he was ill in 2021 when mortgage rates were 3%.