If you have a large excess of capital and the 20-25 year payback makes sense then it may be a good idea.

The clincher is the excess proceeds from the toy fund I will be getting each year.I am prepared to take down the entire investment myself.

So doubling your premium seems pretty excessive to me.They'll also ding you if the property sits unoccupied for an extended period of time.

Seems a tad excessive to me; I believe typical (for those who actually have them in their lease) is 3 days. 

Once you have paid off the homes, the excess net cash flow should be enough to self-finance each property's "uh oh" fund and give you access to some of the cash reserves for expansion of your portfolio.

A landlord shall not demand or receive as a security deposit an amount or value in excess of two months’ rent. 2.

I do it this way since it's easier to keep track of the reserve balance, If not I'd have to run a report to determine what's excess cash flow versus reserves and deposit if all funds were in one operating account

If you have some eligibility remaining but not enough to finance the whole new property then you have to pay 25% of the excess in the form of a down payment.

I've been looking for starting my real estate investing journey for a little while and I never pulled the trigger for various reasons (that are mostly excuses like many of us).I have spent, still spending and probably will continue to spend an excessive amount of time analyzing deals.At this point I have narrowed my search to the OKC area (73115, 73130, 73110) for long distance investment for cashflow.

Shared laundry may be unavoidable depending on the size of the home;   if the ADU is a smaller one is probably a safe move to make laundry free but if you are considering a large (2 or 3br) ADU you might want to think about metered laundry (coin op or something) just in case you get an occupancy-limit sized household.I don't know if they would allow it for an ADU vs. a real duplex,  but the ability to add a second electric meter and breaker panel would be a good way to prevent issues with excess utility usage (you could bill back or just require tenant to get the electric service in their name) - even without that there are submetering options.