My wife and I bought our house intending to rent out the lower floor.

My capex budget includes roof 25 year life span( flat roof only 15), floors 10 year life span, appliances and hot water heater 12 year life span, hvac 20 year lifespan, bath and kitchen remodel 20 year life span, etc.

Called the property manager and he let me know that yes, there was a leak under the sink that had dribbled onto the floor and it was under control. 

The ADU most definitely could use some new tenant proof flooring, paint, and some other small yet impactful cosmetic touch ups. 

Rates around 3.25%.Hospitality lending has essentially grinded to a halt.Lobbying is ongoing with FHFA to widen lending capsFannie is generally 10-20 bps wider than FreddieRecent quote for a 10 year Freddie 75% LTV/1.25x, 5 years IO , 279 spread over a 75 treasury floor, 3.6% rate with 5bps for index lock.Life insurance company's still lending, rates with 3%-3.25% floors.

Such as new paint, polish hardwood floors and other minor touches.

Re-surfaced the original hardwood floors.

My capex budget includes roof 25 year life span, floors 10 year life span, appliances and hot water heater 12 year life span, hvac 20 year life span, bath and kitchen remodel 20 year life span, etc.

just needs walls and flooring.

Unless your HOA is going to replace the flooring and repaint the walls, budget for it yourself.Updates (5%) as a set aside.