I am also doing a live in full renovation for a long term rental where I am project managing mechanical items and doing a lot of the interior renovations myself. 

Non-passive to achieve this level of return.Add the addition of the ADU makes the main unit rent controlled if over 15 years old.the work to add an ADU likely exceeds the effort of a brrrr that can achieve infinite return  Experienced investors are adding multiple ADUs by leveraging items like bonus density, committing units to affordable housing, etc.  

The biggest problem I see is that most of those items should have been itemized from the tenant deposit.

Here's a https://www.irs.gov/businesses/cost-segregation-audit-technique-guide-chapter-4-principal-elements-of-a-quality-cost-segregation-study-and-report to the IRS website noting specific items that are included in the cost segregation study report. hmm, that website is a 404 error.  

If the house has all major components in working order a few cosmetic items doesn't make it not livable.

The PM should provide itemized items of what was done.

Modern well-constructed condos will probably last a long time.

Also, how old are your capex items? 

We have 8 business entities availing of their services, and as "advisors", they should make business life easier -- not add more work on your plate --- but instead, my team and I have been checking for mistakes, or following up on action items, missed deadlines, and paying penalties to the IRS and Secretaries of State due to their negligence.

This is true for bonus depreciation items as well.