I’ve got terrible spending habits.

There are many resources available that cover various aspects of the real estate market, investment strategies, and financing options.Attend local real estate seminars, workshops, and networking events to learn from experienced investors.Build a Strong Financial Foundation:Focus on building good financial habits.

I don't believe there's a list of "probate properties" per se. finding probate properties requires you to dig deeper with your research. you can always call realtors and ask if they have any probate properties. and look in the obituaries. or find death certificates by checking with the state department of public health and town vital records. then go to the probate court website for the specific town and type in the name. you might see if they owned any property. it's a lengthy process but one that could pay off. good luck!

Don't get yourself into the habit of hiring beer money contractors, it will burn you in the end. 

Yea... some cities have explicit rules that once the owner moves out, the ADU is no longer considered habitable and cannot be rented out.

What costs are not listed here that you've found to be vital? 

6 things: income (yes, barely b/c of child support)good character (no)clean and tidy living habits (I don't know)good financial habits (I don't know)willingness to pay online (yes)no smoking (yes) 

This can help your score, as long as the primary user maintains good credit habits.

The milestone inspection consists of two phases: a visual examination of habitable and nonhabitable areas of the building in phase one and, if needed, a phase two inspection that may involve destructive or nondestructive testing to fully assess areas of structural distress.

After they pass the 60 day mark and show their habits - good and bad, you will have a good idea if they are a good fit by how they pay rent, how they get along with others, how they respect your house, how they throw the trash out, etc.