I usually schedule an open-house style showing on a weekend, collect applications from interested parties that day so basically at the same time, and pick the most qualified applicant (the first one to apply who meets the criteria clearly listed in my ad, whose employment and references check out).

Likely more than a large rehab, but with a BRRRR I can (and always have) achieve infinite return.A big issue adding a small amount of small units is expensive development   In general, adding an ADU (even via garage conversion) in SFH zoned areas is one of the worst RE investments.  

.- Yes to paint, easily the best ROI- I'm not a fan of door knobs and cabinet hardware- Making light fixtures uniform in color/style, so don't mix brushed nickel and bronze.

They certainly are not the type of deals I have achieved in my primary market.  

For example, my buy-box is 4 bed, 1.5 bath side by side, larger sqft duplexes - based on my goal to achieve "okay" (slightly positive) cashflow now, and reap the benefits of higher chance for appreciation and cashflow growth over time).

Without risk you will never achieve financial independence. 

A dedicated team shares a common vision, working together to achieve sustainable success and maximize returns over time.👥 Networking & Relationships: Building relationships is crucial in real estate.

I'd need three times as big of a portfolio to achieve my goals up there. 

I think 4 paid off single family homes netting $2,500 per month each is very achievable (at least here in Reno). 

If it's a family style single family home or multifamily unit, unfurnished, in non-core areas, the timing doesn't really matter as most likely your tenants a re locals who can relocate at any time regardless of the season.