With cleaners doing 5 cleans per month at ~1 hour each and handymen taking on maintenance items only, I don't see how they would ever exceed our 6-8 hours average per week.We also do not have a PM and self-manage, with little/no automation yet.Between myself and my spouse, we will be putting in at least 6-8 hours per week minimum in the operations of the STR.

You have to budget for damage and replacement of those items. 

Hey may be charging less than $100 for very specific items to perform, and then charging you more money to perform other things.   

To say this is "ridiculous" fee in exchange for $28,800 - $90,792, that statement stands out as the most "ridiculous" item to myself.

Itemize everything out in detail and bring copies of receipts/bills to show her anything she wants to see.

The things you reference in your correspondence should reference specific items in your lease (even if its just the nuisance clause).

@Colby Zeller- good  question ...I would recommend  getting pre approved  now ( if you are in a position to  do so )   just to make sure you are approvable and also so you can educate yourself in the process  ...the process is  free .......if there are any issues  or  items that need to be fixed - you will have time to  repair them ......I would then  contact the lender you use  2-3 months  before you  plan to begin looking at properties 

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

Larger expenses like roof seems like can be a direct pay by owner item.

For those additional items outside of closing costs, don't go crazy.