@Nathan Gesner 1) if you’re investing with a spouse make sure both are on board for self management or it will harm the relationship. 2) it’s a business, not a charity, so if you’re susceptible to hard luck stories from applicants/tenants, don’t self manage. 3) water heaters, heat and a/c, plumbing only seems to break down when you’re finally on vacation, so have good contractors in place who will go on your call and let you pay them from out of town.

However, while we were cleaning up, we treasure hunted out at least $3000 stuff, including $300 cash on the floor, several un-opened Amazon boxes, new-in-box computer/gaming items, hair tool ($300), YouTuber's gadgets, new with tag heated jacket ($220), an unassembled exercise bench ($500 at least), so many new or near new stuff that you can sell.

Here's what the quote covers:- Conversion of 2 bedroom, 1 bath main house to 3 bedroom, 2 bath (~1040 sf footprint)- Demolition of existing walls (existing dining room wall, wall between kitchen and living, bathroom closet)- Finished Shell (Reframing opening to living room and kitchen, shifting openings for bathroom/bedroom, new walls at bathroom and dining, level - Replace all aluminum windows with fiberglass windows and screens- Upsizing plumbing, and relocating fixture locations as necessary- Upgrading electrical panels- Assume heat pump and ductless mini-split for heating and cooling- An allowance for kitchen appliances including combination range, hood, dishwasher, microwave, refrigerator, and washer/dryer- An allowance for mid-grade plumbing and lighting fixtures (Delta, Kohler, or equivalent)- Mid-grade plumbing and lighting fixtures (Delta, Kohler, or equivalent)- Ikea cabinets or equivalent with solid surface countertops, includes island- Assume solar system to be installed on the house including battery storageFor the garage ADU, the garage would need to be demoed and rebuilt, but we would benefit from building within the setback since the garage is on the property lines.

Electric baseboard heat is a cheap way to replace an old furnace that feeds several units which you pay for.8.

Opening windows and wasting heat if they can control heat is... if they are totally inconsiderate that way a large rent increase is in order partly to cover increased and out of control heat expense.

Walkable, heated garage, nice building.Is it nuts to contemplate these days?  

In order to determine NOI, do I include only annual repair and maintenance expenses or also a budget for long-term capital expenditures (roof, heating, etc)?

The main difference is that right now EV fires make the news, and are pesky to put out without that self same experience and special equipment (e.g. fire blankets).Connecting smoke detectors in the garage is a great idea: the reason that garages have traditionally had only heat sensors, no smoke detectors, was automotive fumes. 

It's my opinion that you should use a heat treatment and not a chemical treatment as heat treatments are comprehensive and can be guaranteed, and spray treatments do not always kill all bed bugs and can be a waste of money.

If you had to cut it yourself would you use a propelled push mower on a quarter acre every couple of weeks during the summer in the heat???