With that being said, in a worst case scenario, you can always hire a property management company to handle the day to day items if it comes to that. 

Do negotiation with the tenantIf it is item 2, what are the do’s and don’ts

When an owner replaces or retires certain items (e.g., lighting, HVAC, or carpeting), they can claim a deduction for the remaining undepreciated value of those items.

I think you're confusing the quantity of items with curb appeal.

It would cash flow nicely.One item to plan for from the beginning is the exit. 

Basically almost all the items you mentioned when traveling can be written off to a certain extent.

These are just some of the additional items that will have a significant impact on carrier's rates, your premiums, and whether we start to see the insurance market soften anytime soon or not.

Then at the court you will be the "prosecutor" and must out line the violations according to the lease, and show the efforts you gave your tenant to solve those items.3.  

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

But enough to make to do all the cosmetics along with a few major items like HVAC, appliances, etc.