I would highly recommend opening a business checking account and keeping a separate and distinct set of books for your rental. 

If either the policy or the taxes go up (likely in the rehab scenario), the lender does not need to adjust monthly payments immediately.Dominion is in a risky segment and they've been around for almost 20 years... so they must be doing a bunch of things right.

The ADU / MIL distinction is important for your rehab costs too, as an ADU will require a full 8-12 week permit review, and require separate heat, a separate electrical panel, and a separate hot water heater.

@Jeff Jenkins  - in French there is a distinction between education and instruction: the first you receive at home (home including your neighbourhood / society), the second being what you receive in school.In both your country and mine, the school system - post secondary included - has, more-or-less, morphed into an assembly line to turn out cogs and consumers.  

I guess that's the distinction but the renovation schedule we are putting in is designed to not have to touch these buildings with CapX for 10+ years thereafter.

Remember when they split them up into two distinct entities?

He's not allowed to sub out any work to others without my permission True, and that is true with any contractor I hire, if I hire you, YOU are to do the work so this does not strike me as a determining distinction either.7.

When you start mixing and matching your personal name and the LLC then there is no longer any distinct separation and a court will treat them as the same entity which means if sued they can come after everything.

This way I could segment those smaller lists for each contractor on the project.

Consider what would be the ideal condition for your target tenant segment.