If it's your first LLC, though, it might be wise to work with an attorney to guide you through the setup process and some basic steps to take afterward.

Our renters were great, emphasizing tenant screening process, and returned the home in great condition.

FYI Transunion Smart Move has the same processes as RentSpree.

2) Owners NEVER take into account the time required to:- Evaluate & select materials- Order materials- Pick up materials- Coordinate access with tenant- Dispose of waste- Scan and process receipts2) According to Angie's List, labor cost can be $250 to $700https://www.angi.com/articles/how-much-does-microwave-instal... 

I completely understand their thought process and would question it as well if I was in their shoes.Thanks in advance for your thoughts. 

I am currently going through the process of closing on my first multifamily deal.

I'd also feel bad for the seller if at the end of this long process there wasn't a deal reached.Thank you for the other suggestions!

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

An escrow holdback does not count towards your 3% max.Depending how far into the process you are, you could consider raising the purchase price and do an escrow holdback if the sellers are willing so that it's net the same to them and you come with very little additional money. 

DSCR loans also allow real estate investors to secure financing based on property cash flow rather than personal income, which simplifies the application process!