I believe this is a smart plan for things that would help improve the property.

A smart broker/agent has a business model they do not deviate from for anyone at any time.

That is not an okay (or smart) way to treat you as a service provider.

I have looked at the ADU rules for Escondido and San Diego city as well as what CA mandates in the CA ADU regulations (which puts a limit on how restrictive any city can be with their ADU rules).So with your financing and plan to add an ADU, it would not be a smart decision to pay extra for a zoning that you would not be able to fully leverage. 

Spend 5k of that with some smart hustle and build a cash reserve to support your buy and hold investing.

I never considered offering discount rent in exchange for property management, that's really smart.  

@Nathan Greeney, I think you're smart to consider areas where you have "boots on the ground" (and potential partners).

Be smart.

I have been a software developer for the last 4 years and really want to integrate the use of technology into my real estate career.

Absolutely read the EFL's and see how it compares to your prior usage, which you can see by using the smartmetertexas site if the property has a smart meter.