I think you're over-thinking the bank account...if you don't want to use the account you have now, you could open a new one strictly for collecting rent.

Knowing what a specific repair will cost is one thing but knowing how to catch those issues before they become an issue is vital. 

a are a vacant house, the minute its mine I change out all locks and secure the premise.

It smells "fresh" but no one knows why.

We did the cost seg year one so all the tricky accounting is out of the way.

Here is one template that might generate some ideas;Deal- Property Type- Property Location- Market Metrics (as @Joseph Firmin mentioned above)- Scope of Work (both what qualitatively will be done and the corresponding $ amounts)- Exit Strategy (Sale, Refi)Borrower(s)- Borrower(s) experience (focus on relevant project experience)- Personal financials (as @Joseph Firmin mentioned above)- Additional info

I'm only seeing one rule (safety). 

We have a SFH that we are currently renting as two one-bedroom units.

One that I often recommend is WordPress.

Which would then give me two properties appreciating and earning cash flow compared to the one with the ADU.