It sounds like an ad you might’ve seen for fix-and-flip loans—lenders have been getting more aggressive in that space.

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Class C and D areas/properties will always cash flow better on paper, but on paper things like extra repairs, turnover, evictions and such are often not taken into account. 

Most contractors here in California will charge their hourly rate and possibly ad on a smaller charge if they need an assistant.  

Solar panels may qualify for the 30% federal energy credit, and advertising expenses, like adding your company’s logo, are deductible.However, Section 280A restricts deductions for any dwelling unit used as a residence for more than 14 days annually, even if partially used for business.

Both I believe I have seen on facebook ads.

I always looked for 'distressed' properties as that is a great way to grab some extra equity appreciation.

You can probably beat $2000/year insurance, but the management fee should be 10%, you need to factor in turnover too and 5% is probably not enough for both maintenance and turnover and I assume you added it, but you didn't mention property taxes (which have been terrible in Jackson County lately since Frank White decided to jack them through the roof). 

If so, are your amenities worth the extra price?

They are using rules to add multiple ADUs.Here is a list of why adding a single ADU in dingle family  zoned areas in my CA market is typically a poor RE investment:1) The value added by the ADU addition is often significantly less than the cost of adding the ADU.