Again, others might feel differently here.3) property level due diligence: (takes seconds to weeks per deal): here is where I drill in with the low-level details.a) pro forma popping: I examine all the assumptions, and see if they are overoptimistic or not.

Sometimes there is a disagreement as to what caused the loss (water damage in your case),  and in those cases you need to make sure to preserve everything so it can be examined by the engineers.In this case, I would equate your work to-date as putting a tarp on a leaking roof due to hail damage - you had to make these repairs to minimize expenses instead of potentially having to move your tenant into temporary housing, which would likely be much more costly. 

The advantage in this is that the person doesnt have to go through medical examinations again.

Living in a small community is nerve racking and seems to be increasingly difficult as the tenant pool isn't as vast as a larger city.  

Calms my nerves!!! 

Examine the properties that provided a washer/dryer from those that didn't.

Tenant then has the nerve to text me and say I insulted their landlord and they didn't want the apartment anyway lol.

Good luck The key for this is to examine his appraisal report, how much is the PPSF for main house and how much is for the ADU. 

So far it was a pretty good decision (in line with our real estate goals) but pretty nerve wracking at first (leaving behind our comfort zone).

I've been a member for 12 years, and I've been an investor for 12 years, an accountant for 24 years, 14 of them as a CPA, so I will combine my CPA expertise with my landlord experience with my experience from the IRS as a tax examiner then from working in the IRS Criminal Investigation Division (CID).