Tenants should pay for that.My lease considered normal to be a few items hung using 1" nails or smaller.

More than happy to partner up or pay for the deal itself.

See if you will have to pay for recapture.  

I was studying the market and my rent will be just enough to cover the mortgage and HOA fee now I might to pay out of pocket for insurance but don't want to sell it yet because the area is growing and might have good appreciation in the years that follow.

If your willing to do so, you can live in the casita and then rent out the main home and have your tenant pay the majority/all of the mortgage (depending on what type of deal you find obviously). 

https://treas-secure.state.mi....some things to keep in mind:-Non owner occupied properties pay 18 mils more in taxes in Michigan - Even with the SEV you should plan that the SEV will go up.

That will increase your material costs for the job and is the contractor paying for the material in their bid or are you paying for it and paying them a labor cost.

They didn't pay for it, so they don't take care of it like an owner.Before you make assumptions about costs based on a seller's contribution to improvements, find out what they improved? 

I don’t know when an LLC starts to pay off if you don’t have any partners.

Or, if you pay 20k over list price on a property that is 50k underpriced, you still got a hell of a deal.