While the monthly payments would go up (without renting the ADU), you may find your overall expenses decrease as you don't have the repairs.For your current home also think about upcoming major expenses (eg roof, furnace, etc).

Here are a few ideas I am considering to decrease my tax liability..I have a CPA that I am meeting next week but they do not specialize in RE. 1.

What I have found is that after Nov 1 the pool of good applicants decreases .

The motivation to provide new units decreases.  

.- Mobile’s low cost of living and doing business provides a desired aspect to renters that can’t be achieved elsewhere, which provides a steady influx of renters thereby decreasing vacancy rates.

. - Know if the population is increasing, decreasing or has remained flat, where you're buying.

Poor Maintenance - Owners/Managers are letting maintenance go due to decrease revenue, starting a spiral to the bottom quality and poor reviews. 

If it's the former, then yes you probably need to tweak your management to increase income and/or decrease expenses.

Some markets we bought in saw cap rates expand over 3%...resulting in a 40% decrease in value in less than 2 years.

Many have penalties for the first 5 years starting at 5% and decreasing by 1% each year.