There's something special about being offered small local items. 

The property has to be considered 'in service' for you to list it on your tax return.In service entails a couple of items such as1) The property is in livable condition - Working bathroom, kitchen and an area to live.2) The property was advertised for rent.Best of luck

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.  

This statute section covers items on PMc's, and as detail here, an exclusionary clause to the statute which via that exclusionary clause it there in becomes an empowerment for the referenced actions being exempt from the prevailing statutes for that item.

If you actually need to do permits on everything or just structural fixes and big items (I.e. roof, siding, windows, etc.).

At the end of the lease term, it's a simple as printing that spreadsheet so it shows all itemized deductions from the security deposit.

Key items to rehab on the second home to bring the property value up for the refi, determining which lenders/servicing companies will be favorable, Identifying good properties to invest in altogether.

There's other items such as this where it may be helpful to talk to a CPA/EA for a little tax planning, especially since you'll likely get caught up in the passive activity loss limitations if taking bonus on a single rental property as I often see.It's also useful to mention that even if you do the cost seg study (I'm assuming you're doing one to be talking about this), you'll still benefit from accelerated depreciation in the form of shorter useful lives on the assets where you received bonus from.

Britt, I've had coin operated washers and dryers in my rental complex for 8 years and they are very easy to cheat the mechanism with a common household item.

I personally would sell it.Your return from real estate is two items - Cash Flow + Appreciation.What is the annual rate of appreciation you are getting, approximately?