Can you provide the address of SFH with ADU & JADU additions?  

I have a tenant who lives in my very nice three bedroom unit whose lease provides a pet authorization for “one dog, one cat and one rabbit.”

You reference taking out a HELOC and those are generally provided when the property is in your personal name, which I don't recommend for investment properties.Overall, it sounds as if you're tired of dealing with "long distance" ownership.

Buying through an agent may provide more transparency, while sheriff sales and auctions can offer deals but often come with risks, like limited property inspection or legal complications.

Happy to provide guidance and help you brainstorm. 

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Quote from @Marc Shin: Should i be providing disposable toothbrushes and extra toothpaste to guests? 

Not all areas are bad and some of the areas that are labeled as bad, aren't that bad and provide the best cash flow!

Very few non-owner occupied property policies guarantee full replacement cost - they typically provide replacement cost up to the dwelling limit purchased. 

I am not a tax professional trying to sell you my services I am simply providing my perspective.