I think this will work because this 16 unit will function more like 40 units with 40 individual renters.

OK Thanks Chad.. yes now that you clarify that and I also work in the low value asset sand box but only to Investors who have money to turn them around I would never count on those owner occ's to cure at least at any large % to easy to  walk  and the properties as you mentioned many will be functionally obsolete and economically obsolete so they turn into your basic zombie house that local wholesalers go for ..

But how much is the function of uploading the listing to the MLS worth?

Built-in Roku functionality just flat-out works when you turn on the TV.

If a landlord needs to enter a property for an inspection or repair, a two-day notice is required.Our Governor passed anti-squatting legislation a few months ago which allows owners to have the police remove them as opposed to before where it was considered a legal issue for attorney's to deal with.

Keep in mind that I am selling them as affordable fixer uppers and usually only address any health, safety, and functionality issues.

ADUs can significantly enhance your property's value by adding living space that can be used for rental income or as additional living quarters for family members.The increase in value from an ADU can vary widely depending on several factors such as the size, quality, and functionality of the ADU, as well as its integration with the main property.

They are rules of thumb we use to function day to day because the FACTS are too needlessly complicated to use to make every decision in life.

LLCs and trusts have totally different functions when it comes to asset protection.  

I guess for me the dividing line is does it damage the function or cause a safety hazard if I leave it on the tenant.