What am I doing wrong? 

I could be wrong..Also since your a licensed agent why don't you just start your own company and hire experience managers to work for you.. 

Do you see anything wrong with what I posted and if so, could you explain?

Yes they are wrong. 

I did not want to incur the cost but I figured...that maybe....just maybe....sometime in the near future us ADU home owners may be able to rent both units....like a duplex.At that point it will be worth it to let the tenets be responsible for their own bills.Not saying that other ways are bad...they are actually very cost effective if you are living there...but what about as you scale your business and move onto other properties.This of course if your city will allow you to rent both units...the city I am in is tough but things can change as more pressure is being put on affordable housing.Once again...not saying any way is right or wrong...I just did it this way for the reason I just mentioned.Thank you....

So much can go wrong with the contracting. 

All of the above numbers are wrong.  

Not a right or wrong answer based on your investment horizon but a good tool to use.

You can't go wrong with holding the property but again not ideal in your scenario

The vast majority are wrong.