Then at the court you will be the "prosecutor" and must out line the violations according to the lease, and show the efforts you gave your tenant to solve those items.3.  

There are a lot of options out there.Some of the most useful items BiggerPockets members have identified are features that save time so they can spend time working on their next property.

RM is plenty robust to handle the items you mentioned.  

The PM should provide itemized items of what was done.

Here's a https://www.irs.gov/businesses/cost-segregation-audit-technique-guide-chapter-4-principal-elements-of-a-quality-cost-segregation-study-and-report to the IRS website noting specific items that are included in the cost segregation study report. hmm, that website is a 404 error.  

The biggest problem I see is that most of those items should have been itemized from the tenant deposit.

I am also doing a live in full renovation for a long term rental where I am project managing mechanical items and doing a lot of the interior renovations myself. 

Non-passive to achieve this level of return.Add the addition of the ADU makes the main unit rent controlled if over 15 years old.the work to add an ADU likely exceeds the effort of a brrrr that can achieve infinite return  Experienced investors are adding multiple ADUs by leveraging items like bonus density, committing units to affordable housing, etc.  

If the house has all major components in working order a few cosmetic items doesn't make it not livable.

Also, how old are your capex items?