If they fail to allow access, they are charged a $100 trip charge fee.If their schedule doesn't allow them to be there, then I will open the home for the contractor.I try to respect the tenant's schedule, but I also expect them to respect mine and the contractor's.

I am not one to knock big dreams and I definitely respect the ambition. 

That said, I do want to respectfully offer some counterpoints to Dan's assessment that may provide a broader perspective on the value and feasibility of ADUs.1-2.

If she’s already violating your lease get rid of her then do the renovation and get a new, better tenant in that will respect your lease.

The tech and manufacturing sectors have grown by 15% and 12% respectively, complementing the hospitality and medical industries. 

In addition, if you are self-employed with no full-time employees you may wish to consider opening a Solo 401k instead of a self-directed IRA as it has several advantages over an IRA LLCsuch as much higher contribution limits, direct checkbook control (i.e. no need to have the account at a speciality trust company), ability to take a 401k loan, exclusion from unrelated debt finance income tax with respect to investment in real estate acquired with non-recourse financing, etc.

Don't be afraid to break up with your agent, be cordial and respectful and tell them you're working with someone else.

We value a long term win-win relationship, well- priced, well-maintained homes to ensure solid tenants as well as respect for our finances and investment, so the PM has to be of the same mindset and ability to perform.This has been by no means passive because things come up that have to be addressed, and a lot has to be organized, optimized and tracked.

Curruthers illustrates how trust, communication, and mutual respect are essential elements in fostering these connections.

@Andrew CarlsonI’m absolutely loving the comments, but here’s my take, if she has a system in place to keep her customers (based on what you said) or her friends (what it could actually be 🤷🏽‍♂️) organised and respectful when they’re over at her place, that’s clearly been working, then you need to keep collecting that steady rent and possibly even up the rent and get her to sign a new lease.