We had to buy a new fridge for our rental property, which cost about $1000.

How about the monthly recurring cost?  

N these markets the ADUs in SZ zoned areas typically are given a value by appraisers far less than the cost to add the ADU.  

The lack of communication between the different departments has cost me thousands of dollars.Good luck with wherever you end up and whichever company you choose!

Tenants are responsible for property taxes, insurance on the building, and common area and maintenance costs under triple net lease.

Ask around your gen contractors, what is the cost of cosmetic repair per sq foot in the area of your interest.

You may very well have a lawsuit on your hands, which will be very costly and be difficult to enforce too.

i've been dollar cost averaging into VNQ for a while. 

If it is a viable option, any idea of the rough costs involved?

You would of course not deplete all of your cash reserves on the down payment in order to service the monthly debt payment and carrying costs, but this should give you an idea of what you can accomplish now if the time is right.Many hard money products offer 100% funding for rehab costs so you would not need to save for this portion of the BRRRR project.