Here are two lessons: The property was about an hour away and at the time I worked for an employer full time, so it was hard to get over there each weekend to work on it.

We fee like a conservative approach will let us go through the growing pains of better understanding real estate investing without the worry of being over leveraged to add to the stress while we are both still employed full time in our careers and do not plan on quitting our jobs to go fully into real estate. 

Conventional at 5% down would cap you at 3% concessions, but generally is more lenient with employment history and property condition. 

Growing population, great employment opportunities, steady appreciation etc.The best amenity has been location.

A good approach is to set aside an additional 5%–10% of gross rent for CapEx, depending on the property’s condition and renovation quality.While turnkey companies often provide attractive numbers, it’s important to remember their goal is to sell properties.

Are there any additional fees (e.g., underwriting, appraisal, or prepayment penalties)?

I also like to use incidental insurance as an additional layer such as Waivo to cover items.

In Tampa area I am well connected as a PM and broker and have a lot of off market in addition to MLS. 

LLCs require additional filing fees and tax returns and just complicate things.

In general hands off ADU additions cost more than the value that they add.Have you looked into what the garage could rent for as a garage?