Hi Brian, I have Obie in my properties now, although I've never filed a claim with them so far, they are the better rates I can find, ask for their tenant liability coverage, I paid an extra 107 dollars a year and they cover up to 100k if a tenant severely damage your property. 

I'm not sure your cash flow is accurate.

It would be hard to cash flow anything there. 

Do the math and see if an ADU is worth the cost and effort.https://www.biggerpockets.com/blog/rental-property-cash-flow... 

If they are putting the property in major outlets including WSJ, NYT and sharing the property all over then sometimes its better to pay an extra point, but the 6% is for both buyer and seller.

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

I negotiate at 70% ARV so the deals I bring are solid and I'd love to work with one single corporate cash buyer that is able to close  on several deals a month.

While it might feel like an extra charge to tenants, these packages often provide value that indirectly benefits the property owner as well—like reduced maintenance calls or ensuring the property is better protected.In my experience managing a large portfolio of properties, these fees are becoming more common due to the thin margins in property management.

On the inside, our popular furnishing touches include a neon light up sign and a very comfortable pull-out couch enabling two extra guests to maximize the occupancy. 

I interpretttev @Alan Asriants statement different than you but agree it is not clear   He could be indicating pools, basements, sunrooms do not provide a means for an extra tenant.