If the office is disorganized, their processes likely are, too.Other ConsiderationsExperience: Choose medium-sized firms—they balance resources and personal attention better than large or small firms.Fees: you cannot afford a discount property manager.

•Do you have a safety net to weather potential slowdowns or unforeseen issues if you choose to BRRRR?

We are planning to build a 2 Bed/2 Bath 750-1000 sq ft detached ADU.

Seems like a nice bed of cash coming in to use as a launch point - plus minimal cash out the door on initial purchase.  

A tenant doesn't choose how to pay, a landlord does.

And the size of the duplex and bed/baths depends on the size of lot, location, and what we best feel would rent best and all the other factors. 

Can I choose to pay half of the deferred capital gain with the 2025 tax return and half with the 2026 return given that I would capture the 10% exclusion of capital gain with the 2025 tax return and won't be able to capture more before the deadline of Dec 2026 (unless congress decides otherwise).

It would be the same if the tenant goes on vacation and brings bed bugs home with them. 

An uneven is say a 3 bed, 1 bath, over a 1 bed, 1 bath.

They work in every area and a 2 bed, 1 bath does not take a lot to furnish.