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

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

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

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. 

(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)?

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

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.

I will also be tracking expenses related to repairs, maintenance, travel to and from NV, hotel stays, meals, gas, and other regular business costs.In the long term, I aim to purchase additional properties under the business name, but I understand I need to establish at least two years of income and credit history before doing so.The issue I’m encountering is that my accountant has not provided any guidance on how to structure this scenario.