Curb appeal for higher-end properties will be much more important, especially when it comes to marketing - most ads and main listing photos feature the front of the property.In this case, I would consult with a professional - i.e. landscape designer or stager.

I would go with adding the garage because I would want you to get the highest and best move on the ARV of the property for that area..

You already live on the property and would be adding three more unrelated people, which is not allowed.Here's a link to the actual code:https://online.encodeplus.com/regs/orem-ut/doc-view.aspx?

This included modernizing the kitchen with high-end appliances, upgrading bathrooms with spa-like features, and adding hardwood floors for a luxury feel Lessons learned?

Keep in mind, adding "cute", and upgrading things won't increase your rent or ARV past what the market in that area will tell you is the max. 

Roger that @Brandon Vukelich, but I don't see lenders adding STR revenue to the actual property valuation in the future.

Which makes my answer, as opposed to yours, applicable.Especially since I qualified mine by adding "...unless she adds more real estate work"Your argument reminds my of an old joke:- Doctor, will I be able to play violin after this surgery?

Regarding insurance adding additional umbrella insurance is great idea. 

.: I saw an ad for Wavemark Capital which led me to Mike Ayala on linkedin.

Seems like the best way to avoid added fees, points and middle men though.