Be careful.

Banks want you to have "Skin in the game" in other words they want you to have your own money at risk.That said just because you can do a deal with 100% financing does not mean it is a good deal.

Tenant left the key in the lock box and the contractor, a handyman, took care of repairs.

Lenders generally do not care about the condition of a roof unless it comes up in the four point inspection or appraisal.

I don't care about the "two rules" - they are just my benchmark.After an endless number of messages and misunderstanding of your main point, I'd appreciate you sharing your thoughts and mindset.

They take care of me by paying the rent and taking care of the property and I take care of them so they stay a long time.

There are more than one way to skin it.  

I would be careful about opening that pandoras box if you have lots of units.

They didn't care that the rising water was from a windstorm.

Often, this risk can be managed or avoided with careful planning.Again, I think Dan always makes great points on why you should think twice about ADUs as investments.