No lawyer...I want to know items like:RE commisiion including buyer's agent commissionAny agency fee?

The life expectancy of a metal roof is admittedly longer than asphalt, but I think this all goes back to the debate of leaving the CAPEX as is and replacing items when broken, or do you like to prepare and rip out everything old and replace it all to make it last for a long time from the start.

@Josh Carr let me clarify one item.  

Start with the most expensive items and think about how much you might sell them for on FB Marketplace. 

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.

Simply plug in your Income, Expenses, and a few Cash Flow items and let the template do the rest.  

My suggestions are just that- Food for thought.Explain the situation to your insurance provider.

Short answer: no, not a direct offset.Longer answer: if you already have enough itemized deductions to exceed the standard deduction, then yes.

There is not a single item of hers that has been moved into the house.My question is this, do I need to give a certain amount of notice to terminate the lease? 

If it isn’t a local code item then I’d be inclined to not worry.