We have been working to be extremely conservative with our estimates but with this being our first go at this, any additional expertise is greatly appreciated! 

A PM offers so many additional services in addition to things you cannot do yourself - like simply having a 3rd party between you and the tenant.

Hey Tim, If you are not using Hospitable yet that would be my first addition.

Janine, I have had a lot of trouble with mobile home park on-site managers.

Some of the national data sites have pricing suggestions that run both high and low.

Most values for this metric on this site are like 0.70% (Watertown NY for example). 

.- Tell them they'll have to provide you with a copy of their renter's insurance naming you as additional named insured, with a minimum of (I use $300,000) liability insurance, also before they move into the unit.It's not perfect, but it's a start toward a tenant transparency.

I did just have my first GVR guest (arriving 1/14) ask me for one additional bath towel and face towel for each of the 3 guests.

This initial negative equity position consumes the initial cash flow.  2) the addition of the adu makes the property multi family and likely makes rent control apply.  

Additionally, the replacement property must be real estate to qualify under IRS rules.