You might only sometimes have the total budget for a high-tier item, but you can still bring value by offering other skins, in-game items, or trading expertise.

Any items billed to the tenant under my lease as "payable as rent".

If there is an itemized list somewhere, I'd love to see it.

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

Also, you get notified if they cancel the insurance.1) Because it is a requirement  In other words, you cannot rent this unit if you don't have insurance.2) As a landlord, our insurance does not cover your items. 

Avoid putting certain items in the property like disposals, dishwashers, and mini blinds.

Although the majority of Michael's superb content on Cost Seg focuses on how to properly assess the value of Cost Seg, he also does highlight some items regarding the internal workings of a Cost Seg study.

Do those two items above 100% dictate needing a total gut or can a home be sold with the panel and the pipes how they are and can it be financed?

I know there are the obvious PITIA items but what about property management fees (I plan on using a property manager), maintenance/repair allowance, and vacancy allowance?

The main items that need to be specifically outlined are your expected time on market for the property and the minimum amount that you're willing to accept for rent.