I believe I am realist and not negative but .. most ADU additions are not value adds as the addition costs more than the value added.  

In addition, i am thinking/open too- OPM, seller financing, syndication etc too.

Thanks for the additional resources for me to follow up with!

"In addition, a fee of $40 is added per month for shared utility of water, sewer, and trash."

One issue I've uncovered in this is that they also add a $75 "admin fee" in addition to the percentage based "supervisory fee."

I have landlord insurance but wanted to get an umbrella policy for additional protection. 

I am based in Ventura and have experience managing rentals and we work with all kinds of investors in addition to being an investor as well. 

This can make the real estate investing process and management more efficient and less burdensome.Here's an article with additional FAQs on cost segregation studies that you may find helpful. https://www.biggerpockets.com/forums/51/topics/1113749-cost-segregation-faqAre you streamlining your services?

Most serious and qualified tenants are searching on the major 3rd party platforms you mentioned + realtor.com, redfin, and a few others.Apartments.com & homes.com are owned by the same company and may offer some additional marketing options.Another strategy to consider here is social media - video marketing.

(Be sure to factor in vacancy, PM fees, maintenance, etc in addition to PITI)•Do you have additional reserves to cover unexpected expenses like long than expected vacancies, high turnover costs, or major repairs (e.g., HVAC or roof replacements)?