The software is going to be very conservative with your write-offs.

Have agreed on terms on a hard money loan to an investor I know well. I can have them just setup an ACH for the monthly payments, etc...but I feel like this would be easier with some automation, and there just must be...

See my software guide below.Here's a detailed guide on how to screen applicants: Application Screening GuideMy Landlord forms package includes a septic addendum, or you can try finding one online with a Google search.Anything else I can help with?

.- Most people kept their ADUs under 750sf to avoid the impact fees- For subdivision, it wouldn't be applicable in your case due to your lot size.Feel free to reach out if you like to discuss in details.

I contacted my prop. management group which has software that shows this data.

Be very clear that they must transfer the deposit along with a complete set of tenant records (application, lease, payment ledger, etc.). 

I'd want to know more information to make a good recommendation, but it sounds like you would have a strong argument if everything else is the same except for location.MP tasksTenant Management:Showing properties, screening applicants, and preparing leasesWelcoming tenants and addressing inquiriesCollecting rent and managing evictionsProperty Maintenance:Cleaning, repairs, and inspectionsAdministrative & Marketing:Supervising staff, purchasing supplies, and promoting rentals (ads and website)

But we manage a lot of units and unfortunately cannot possibly manage 70+ units with free software!

Take a look at the rents for both sides vs current mortgage payment (if any), new payment on the cash out or HELOC, taxes, insurance and HOA (if applicable).

In terms of Costs associated with an LLC-Roughly like $100 to file with the secretary of state in Ohio if you wanted to do it yourself-Cost for your accountant to prep a tax return at the end of the year for that LLC (depends on your accountant)-Cost of a higher interest rate with a DSCR loan -Maybe more advanced, but if you have more rentals the cost of additional bookkeeping software like having to pay for additional quick books accounts.