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.

I'd recommend the spread on the return and your ability to replace damaged items (local vs. not local, strength of your team) be the determining factors in that decision.

Those two items will vary quite a bit depending on the house.

I plan for a time when they can be there and check in and make sure there aren't any maintenance items they haven't told me about.

No but if you paid for those items you could get copies of them and use them for a private lender who may be able to give you a loan.

There seems to be a belief throughout this thread that its alright for a city employee to come onto your property and simply lie about item after item and then send a written agreement in direct contrast expecting you to sign and return it.

If you’re weighing a move.. be it a 1031 exchange in Oregon or locking in a promising rental in Phoenix.. just remember that the right local knowledge, strong relationships, and a willingness to adapt can set you up for something more than just another line item on your spreadsheet.

The good thing about bonus depreciation is that you can take the amount eligible for bonus depreciation in that given year.For example - if you place a $50,000 item under 5 Years MACRS on December 31st, it would be eligible for bonus depreciation which as of right is now 60%.

The local law says that the non owner occupied property being rented will need a designated host that may or may not be the owner however that other line item in the code that stipulates that the host must be available within 30 min driving while the unit is occupied becomes the dealbreaker.

1) I’d remove all items under $100 and the landscaping/vegetation items.