Additionally I want to keep reserves for small cosmetic Renovations as needed.

Along those same lines, I recommend shifting your mindset from generating additional income to investment diversification.

I have a good agent I've worked with for years and letting him represent me not only gives me the advantage of additional counsel, it also gives me someone else to do the heavy lifting so I can concentrate on the deals themselves rather than the intricacies of the actual contract, the process of moving everything through closing and all the hiccups that often come with investment properties.

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.  

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

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

"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.