@Travis OglesbyGet an attorney to write up the agreement between people whose it as it will list maintenance requirements, putting money aside for repairs etc and who does what.You will need to get everyone to agree as well.

So, when you replace something and make it bigger, better, or last longer, it’s categorized as CapEx.On the other hand, repairs are generally routine maintenance tasks that keep the property in its ordinary operating condition.

The exception would be a superior website maintained for SEO, IF your investment program is large enough to cover the $5k upfront cost and the $500 per month maintenance for an optimized website. 

What I mean by that is, lower rent units need higher capex and maintenance reserves.  

Operating Expenses:Consider all the costs of running a B&B and event venue—staffing, cleaning, maintenance, utilities, insurance, marketing, and supplies.

My assumptions based off research is I will be able to deduct 1/2 of all allowable expenses based off the ADU square footage (My understanding of that list below)  1/2 Mortgage Interest (Not principle) 1/2 Utilities 1/2 Property Taxes 1/2 Insurance (assuming I don't have separate ADU insurance)  1/2 general house maintenance (depending on the issue and if it's related to the ADU)  1/2 Depreciation (Home value, not land divided by 27.5)  KEY QUESTION: If my mortgage (PITI) is $5400, and all of those ADU deductions equal $3800 monthly, and my ADU income is $1800 monthly, am I allowed to pay the difference in "deductions" from my real estate business income? 

It’s probably too late now, but I would add to renewal or future leases that appliances provided in the home are courtesy only and Landlord is not responsible for maintenance or repairs to them; then list such appliances.

His masterclass taught me effective strategies for tenant screening, lease agreements, and handling property maintenance.

Than we have to have 1-2 maintenance coordinators to manage the "maintenance circus".

There are usually some minimum services like painting and house cleaning, but if additional renovation or maintenance is required, that will add to the price.