Which my not be much since tenant is a mess, hard to see damages behind furnitures and pill of clothes. 

Just curious, do you generally fully state your flips with furniture and decorations, or just let the rehabbed house speak for itself?

Where I live everything is about outdoor spaces, outdoor living etc, its all the rage right now, not sure if its the same in your area though, so take my suggestions with a grain of salt.Looking forward to following your progress, thanks for doing this, its very cool of you and your partner to share your time and experience.

They also have us to around 3000 sq/ft of lawn or outdoor space. 

This pest issues is a big expense and really hard to control if tenant does not comply with complete instructions for handling their furniture and personal belongings and electronics during treatment.Pest addendum is great for pest control services and responsibility but like you said it's hard to be judge as to how the pest was introduced.. at this point you need to service and control issue for your property investment.Any furniture / mattresses put out side for disposal mark with spray paint BED BUGS so it's not transferred back into the building.. 

I dont buy trinkets, gifts, electronics, clothes or furniture, I don't even heat my house to save money.  

ADU's cannot be rented short term.. and if you have the option to provide some outdoor/patio space it'll be even easier to rent out.  

They added their personal touch while using some of the existing furniture in the house to help keep costs down. 

Your outdoor unit will also last longer because you're only using it half the time.

While it may seem like a simple value-add, internet, like furniture, often tends to be more of a personal purchase where a family might be more interested in choosing among options or using their previous ISP.