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.  

RM is plenty robust to handle the items you mentioned.  

Here is a critical item I ran into with other properties: Avantstay has a vendor to take out and bring in the bins.

Originally posted by @Eric Mayer: Not sure how much Marijuana you have been around, but some smells terrible and all of that can happen without smoking it inside.

The property taxes will be on his Schedule A during the time the property was his primary residence, assuming he itemizes.

Of course you can get discounts for having certain items FULLY updated, like plumbing.  

I'll Google those items and see what I find.

Some townships will require certain items, like an escape window if below grade or a walkout to be installed.