Adi,Real simple advice.  

Forget trying to walk them through a simple repair over the phone, to avoid sending a ServiceTech and saving an owner money.

I manage with simple notes, spread sheet, even just making tags in my phones SMS to search back and find that person every 30 days.   

I also have a world class designer on my team that helps get these kind of properties from the average $60-$75k/yr range to over $100k/yr range (for 3bd homes; more the bigger you go).  

ADU providers (designers, developers, etc) state the appraisals have not caught up with the true value of he ADU.  

Most “service dogs” are not service dogs, just like most folks parking in designated handicap parking places are not legitimately handicapped.  

The concept of material participation is not simple, unfortunately.

Entities that are not "disregarded" need their own QBO to ensure their balance sheets remain 100% accurate.We do run into an issue every now and then with some transactions that don't allow us to designate the customer/property but we've found ways to get around this and still have the transaction reflect the appropriate customer/property.This allows us to pull all the financial reports our Clients and their tax pros need to see.I'm in no way saying our way is the end-all-be-all but it works for us and our Clients' tax filers/advisors.There's a FB group called, "Bookkeepers for Real Estate Investors".

A well-designed and updated kitchen.

Yes, you can take advantage of it through a simple LLC or partnership agreement. 2.