A large ticket item could eat up the cash flow for years out.  

Have an itemized   Otherwise your bill will go out of control and you won’t know why. 

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

I think you're confusing the quantity of items with curb appeal.

Some special assessments are already board-approved for 2025 and 2026 to help raise capital for such items, however I know when the time comes there will be a loan which likely demands a higher monthly payment for owners -- reducing my cashflow. - Based on sale of other units in the complex, I believe my current equity to be roughly $160,000, a little more than 50% equity. - The condo is currently leased through April 30, 2025. - August 2025 will be 3 years since I moved out.

What were the biggest line items?

The properties themselves often have flaws and outstanding cap ex items that are wrongly ignored.  

They make ordering items from different companies easy, and you get discounts from each store that has partnered with them. 

Tenant had some risk items such as extension cord going from outside to inside which invited an inspection.

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.