Assuming a similar scope of work for a 1000 SqFt house would you say say $25 a SqFt would still hold (maybe $25-40 with a regular handyman or crew). 

Quote from @Emory Clayton: I'm confused as to how to screen Sec 8 tenants compared to regular 'market rate' tenants.

Set up a clear scope of work and schedule regular video check-ins with photo updates.

Quote from @Katie Nolan: Here's the Oregon Landlord - Tenant Law: https://www.oregonlegislature.gov/bills_laws/ors/ors090.htmlHere's a handbook that may be easier to understand: https://oregonlawhelp.org/resources/landlord-tenant-law-oreg...If you're going to be successful, particularly in a heavily regulated state, then I recommend you study the law regularly.

Not to mention, solar panels can also be a cause of roof leaks and require regular cleaning to maintain some level of efficiency which is not great to start with while also getting worse over time.

If you have a real estate attorney you use regularly, they normally will do it for a low price as well.

I hear appraisals associated with ADUs regularly in southern Ca and they are typically less than 50% of hands off cost.  

I needed a consistent cash flow while still holding onto my regular full time job.

I'm out on site regularly for that project for my W2 job, there are rumors of it growing in scope too.

If not, even though you are a re pro, losses are passive & deductions are limited.There are 7 scenarios that will qualify as material, and you only need to meet one:*500 hours*Substantially all participation*> 100 hrs and at least 1/2*Significant participation*5/10 years*Personal service activity w participation in last 3 years*Continuous participationTo materially participate, you must be involved in the operations of the activity on a regular, continuous, and substantial basis.Once you pass the pro test, the material participation often comes along for the ride.You can elect to aggregate all rental real estate for purposes of measuring material participation under Sec. 1.469-9(g).Your time spent on all your rental properties (STRs don't qualify) counts as one activity, making it easier to materially participate.In order to make a strong case with your CPA and the IRS you need to document your hours.Best practice is an hours log where you are as specific as possible.