We also have a great network of local investors and occasionally happen upon off market opportunities we may be able to share.

Occasionally, though, I calculate CoC returns on completed deals just out of curiosity, and they're always double digits.

I also occasionally use a guide that a contractor put together for RE investor, which is way more detailed and complex.

Can you hire someone to be the eyes and ears and drive by occasionally to make sure nothing untoward seems to be going on, that the lawn company is actually doing the mowing, that there isn't trash piled up in the yard, etc? 

The rest is - well, if I type the word, BiggerPockets will censor it out.Can you with a straight face say that you're building a $20k pool for the specific purpose of making money from an occasional gig that pays you $500?

Anyone have suggestions on drafting the operating agreement for someone like myself who is a single member LLC, mainly doing long term rentals, LO's, and occasional flips/assignments?

I am sure there are occasional exceptions but to be successful in real estate long term you need to have odds in your favor and to not constantly do long shot type properties where a lot can go wrong.

For the remaining stuff, it is possible that you may need to occasionally take or make a brief call on your cell phone during business hours ... hopefully you have the flexibility for that and can manage with your other priorities and responsibilities.

Not all home buyers are savvy RE investors like you, can the ADU function as extended living space for big families, caretakers, guests, occasional short term rental or rental to close friend.

Those normally only offer their company products although occasionally they have access to some other companies.