It’s my understanding it’s very hard to meet reps status working a w2Also I believe once you get above $150k basically you lose any benefits of reps status I think I will be able to qualify for the STR re status if I run the cost segregation when I purchase the house. 

Including utilities in the monthly rent is more likely to cost you and create problems.

We had someone get a ticket and pulled the carts for the rentals, probably cost us between 5-10% of total revenue but it was more important for us to keep our carts than not have them for an extended period.$2 mm house or not you will have headaches with carts regardless and in our experience it's just not worth the hassle.my recommendation is work a deal with a local place you can refer them to and get a small referral fee from.

They are typically the opposite of value adds in that they typically have a hands off cost more than the value added.Your broker is correct that Fannie/Freddie are not to use the rent from the ADU. 

raised rents and had very strong occunpacy between 98 to 100%.very low delinquency and low turn over Lessons learned?

I’ve had virtually no (okay maybe a FEW) tenant problems with my high end rentals; many many problems at the low end.  

Could be a low spot or swamp area. 

Many investors think that if they don’t qualify for REPS status, they won’t be able to benefit from a cost segregation study.

VA construction aka One Time Close is a great program to buy and build on a home.Keep in mind that some of the construction costs would need to be paid prior to closing.

The buy prices of these home are much higher than I am acustomed to in my area and my other investments althought the super low downpayment owner finance at  6%  is much better than i can get elsewhere.