Estimated monthly mortage/insurance/tax + loan payment would hover around $3500, not including utilities.Since we have lived in 3 ADU's in the past as tenants, we've accurately estimated that our proposed 1 bed 1 bath with fenced-off yard and pergola, ADU could rent for $1700/mo easily, with the tenant paying their own utilities.Our budget is no more than $475K, including money earmarked to repair main house (because honestly, we won't be getting anything pretty in San Fernando Valley at this price range) and construction loan for the ADU. 

U can’t easily find B class properties to be all in for $65k.

Yes the section 8 is not accepted by 80-90% of Sacramento easily.

I noticed the agents I contact to find an investment properies for me doesnt really do anything other than set the filter criteria for auto email that they send it to me for properies with spesific price range , location , etc .

That's a good plan and I see you easily hitting that target.

Your 800 Fico should help you easily to attain that

She could easily forward me applications if it went vacant, I have online bill pay that they'd be paying me directly, and I can pay any repairs that need to be done.

Give in now and be prepared for the floodgate of demands over TONS of other stuff They just realized that you are soft and can be pushed around....have fun with that.....Yes, throwing down some seed is easy and cheap....... and I would easily have done that for a nice and respectful tenant that asked for it.....but be an a-hole and threaten me with discrimination allegations and its GAME OVER......this isn't about how easy or cheap the fix is....this is about your future relationship with these tenantsThis is a test..... who runs the show.... you choose......

I use an online management portal (cozy.co) where you can easily switch on the requirement for tenant to upload or purchase insurance direct from site. 

Just to let you know where my thoughts are right now, I am thinking of the following:Doing- Bi-Annual HVAC maintenance - Annual Pest inspection - Bi-Annual interior/exterior inspection of each propertyNot Doing- Quarterly Pest inspectionTenants are expected to do:- Change A/C filters every 1-2 monthsPlease let me know, really need to round out my thinking here!