I would include the storage and bake it into the rent or not bother, you will have enough to account for as it is.

Including your house?  

Or you can use your own proceeds (including the tax free cash from the sale of the primary residence side).

The property is also in a great up and coming neighborhood, and its appreciated about $40k in equity in the last year, not including the ADU value add.

As to washer/dryer you'll need to look at similar size units in your market and see whether they include washer/dryer. hookups or nothing.

Otherwise, you can take on a bit higher risk and acquire an off-market opportunity yourself, but you will not have the guard-rails of a Realtor and Lender to keep you away from expert-eye (or obvious) pitfalls.2) Tools and Analyzing Deals:What Tools - The analysis can be done via the BP Calculator (lucky for you, you're a PRO and have included access).

In addition, I included my plan strategy in the attachments. 

Take into account: bedroom and bathroom counts, square footage of the unit, whether parking is included, whether laundry in in-unit or not or nonexistent, central air vs. window units vs. nothing, and the general condition and age of the interior.Good luck!

This may include the right to foreclose on the property and take it back through a legal process.

Going forward, you will only respond to written messages.You could also tell the tenant you will no longer respond to texts, only emails.