.- Both boilers installed new 2017- Both electric panels upgraded 2015  - Shared Backyard access for bottom 2 units- No Parking, No Central Air- House built before 1900- Roof about 20Yrs old- Assume Fed cuts rate at least .25 point later this year Any thoughts would be appreciated.

I installed smart devices (Nest, Lock, Security System, Garage door openers, Blinds and others)  in my property before listing it on AirBnb.

The planning department says that once ADUs are installed, none of the units on the property can be rented for less than 30 days.

Even with an attributable labor rate attached to an invoice (which you have to trust a PM company to do fairly/accurately) it's still better than having them call a locksmith each time to rekey a lock or a plumber to install a garbage disposal.  

Also, if you have a handyman and a 6 foot concrete pad, you can have a bike rack installed for $60.

They were installed to code and are oversized for the square footage. 

Dealers cannot do 1031 exchanges, cannot do installment sales, and cannot take depreciation, all of which are reserved exclusively for "investors" who are not considered "dealers".  

This will insulate you from price increases from service providers as well as service abuse from a resident.If you share utilities, you can install submeters or use a Ratio Utility Billing System (RUBS). 

I bought my rentals in Killeen while at Fort Hood early 2010s, including quadplexes. 2-4 families seem to be especially popular around military installations perhaps?

Framing, drywall, tile, installation of cabinets, etc.