Now, I typically only use them to skim stats on reviews and the more basic items. 

we did that except instead of renovating it we knocked the existing home down and built a new primary. right after we were completed we had $500k in equity as we acted as the GC on the project. 

New built for starting out could be a bit challenging.

I've been pondering the same question lately.For items like HVAC filters, do you remind tenants when it's the time to change it, or just expect that they will do it?

The biggest advantage of using someone local to where you're buying is that they will understand taxes, insurance, and similar items very well when it comes to DTI/DSCR calculations and payment quotes, and they will likely have a local network of service providers for ancillary services (survey, inspections, etc).

Furnishing it, years passing by commercial buildings built behind the townhouse.

He has built an incredible section 8 wealth machine that several attempt to emulate.  

However, with 2 young kids, schools, and the community we've built, it would be too big of a risk to do that.

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.

Depending how long your LTR was in there, you might need to fix or update a few items.