For CY25 I realistically think we'll be somewhat in the black with about ~3-6% ROI/COC now that much of the initial rehab is settling down and we have our systems in place.  

GRM and cap rate both looked great, but when we pulled utility records, we found heating costs in winter were brutal because of old, inefficient systems.

Also, when they said they have "network" to find investers/property owner to land my offers, and "system" to calculate profits in order to show whoever owns the property short term rental is the more profitable option.

You might find that installing a mini-split system, properly insulating, and ensuring the finishes match the main home’s quality will make a difference in how the appraiser views it.

And you're right about avoiding weekly travel—sound systems can save you time and stress!

I also look at it from the perspective of I now have extra cashflow to remove dangerous trees or do preventative maintenance to systems that have higher likely hood of causing damage.For the management I self manage for now so that fee just goes to me.

The KISS System if you will.

Separate HVAC systems are a good idea too—makes things easier for tenants and utility billing.I’d also recommend talking to a contractor or local utility company about what’s needed for separate power meters and mailboxes.

What do you recommend for hot water leak alert system?   

Quote from @Jim Bryant: This is why it's important to understand how the legal system works before investing in an area.