You may be able to get around $2,750-$2,850 for a 800sf 2/2 house and then around $1,600-$1,750 for the studio ADUBut, I like using your conservative #'s and then you can have "bonuses" if you get higher rents.I am assuming this is strictly a rental play and not a house hack or flip?

Bonus points if they're local and a small business, but not required.

Bonus depreciation is a powerful tax benefit but even some of the most seasoned real estate investors have never heard of bonus depreciation.

There are 2 kinds of lead generation methods in my opinion.The "hamsterwheel" method and the Compound method.When the hamster stops running the wheel stops everything stops.With the compounding method, every action you take towards lead generation it will forever automatically do its thing whether or not you are involved or noy.Let me give you a few examples.Cold calling, DMM, textmessaging , the second you stop your leadflow dies.However, if you ranked your website #1 on Google, you pretty much are hands off from that point, now you can do something else, while that first method keeps getting you leads.Now.. wouldn't it be a bonus if that compounding method also gave you leads of ridiculous quality?

I'd say most people try and make it passive without automating marketing and exposure.

Also all these was depreciable and qualified for bonus depreciation. 

I agree with @Luke Carl about attempting to maximize the deal by negotiating the purchase price down to cover any potential exposure or wait for another property that’s unoccupied.

The bonus unit needs a lot of work, so we ran our numbers based off the rent of the 3 other units.

Added bonus was that when we purchased the home it appraised at $13,500 over what we paid.

I expect to have $200K in cash by Feb 2022 btw work bonuses, refinancing etc.I am interested in branching into multi family next.