As far as some other comments about like kind etc, you can sell this SFR and then buy a warehouse, or vacant land or even exchange into a DST there are many other assets that are considered 'like kind'.

If not, they may consider building the ADU and down-sizing into it and renting out the main house.

You should consider creating a good entity either way, but especially if you are going to self manage.

What I am trying to better understand is at what pointy that restaurant owner able to either delegate or reposition so he / she doesn’t have to the restaurant every day. do they need to obtain more restaurants or keep offering more to their current customers?

Part of considering acquiring a property should include additional possibilities.

I still need a way to track each tenant’s water usage, so I’m considering the Moen Flo Smart Water Monitor.

That is often a matter of opinion and will depend on the attitude of your municipality.Most municipalities do not require neighborhood approval, but will offer the public opportunities to provide input which will be considered.

However, hauling away a truckload of items and cleaning beyond standard expectations could reasonably be charged to the tenant, as it goes beyond normal use.Goodwill Gesture: Since this tenant was great for 5.5 years—paying on time and caring for the property—you might consider waiving part of the cleaning cost as a goodwill gesture.

I recently did one where the lender did allow it but that was because of our position as a great customer of the bank and our impeccable credit record.  

You can make real estate work in any market - I would consider investing in a market that you know.