I'm curious to know how often property managers actively suggest value-add activities for properties (ie, building an ADU, remodeling, buy-fix-hold opportunities etc etc). 

So, you go over budget FAST.So, your Scope of Work (SOW) MUST be very specific as Mr Perez learned when contractor didn't put in new outlets.To "perfect" your SOW, suggest you walk the property with 3 contractors and ask them what needs to be done.

None of the resources indicated the kind of changes to the law as you had suggested.

My suggestion is to get them going in that route, buy a house they like, can afford, and see themselves in for 7-10 years + and then get going with paying it down.

Sounds to me like an investor turned down the deal because after finding out the actual payoff, suggesting the numbers are not investor worthy.

Frozen puke in the toilet etc.Any suggestions?

Like Jake Baker suggested, keep good records and have a dedicated bank account for your property, properly separating personal and business expenses.

Undoubtedly, I have much to learn, but I am no stranger to long hours of study and work.

Quote from @Nicole Heasley Beitenman: When I was starting, I found a resource in FF that suggested pricing $300-500 above LTR rates.

I’m not sure how investors are managing their properties from a different state when it seems to be impossible to find a reliable good property management company in Cahokia, do you have any advice or suggestions on this?