Other than that, with only one meter, the owner will have to pay for both houses and build that into the rent. 

The garage is a prime candidate for its own ADU, but for now, I just wanted to get some people paying for the mortgage then decide next steps.

Everyone is at difference levels in their flipping careers but I explained that in these nicer areas you're going to have a slightly smaller margin but you are paying up for the security of that return.

There have also been times when I needed to put and pay for a hotel for such things as tenting a building, do major plumbing or big repairs etc….

Fastforward to today and I have enough equity to pay the lien off.

The response I received from the PM was that it's due to recent legislation where she's seen "professional" tenants take advantage of recent tenant protection laws that allow them to stay in the property without having to pay rent for the term of the lease. 

I provide tenants with a form to request any improvements and it spells out exactly what they are doing, what material will be used, who will do the work, who pays for it, what happens to it when they leave, etc.

You don't need a site or to pay anyone.

For example, in Florida, a landlord only has to give 3 days' notice to pay (excluding weekends and legal holidays) to the tenant, but the Zillow lease provides for more than 3 days.

The lease should dictate any free rent dates, so there should be no assuming involved.  2: If it is 100% occupied why are you paying any TI.