You could possibly get a huge discount for looking here first.The reason I recommend CL is because mattresses and boxsprings for this purpose don't have to be functional, only to convey the look, right?

This is also a good time to do updates while living in the unit, and rotate around the units as they go vacant and you finish updates, thus allowing you to continue increasing rents and get closer to or reach positive cash flow.

I am curious if anyone uses a web-based software (possibly an app) that can do the some (or preferably all) of the following:Accept mobile paymentsAllow tenants to submit non-critical maintenance requests Allow me to manage certain maintenance functions (ie. state mandated lead paint, furnace maintenance, etc)Lease management, especially if it can set reminders to send out renewals. 

@Josh Yame the rent for the garage 1/1 ADU will often be a bit lower than a comparably-sized 1/1 apartment--but that's partly because apartments often offer additional amenities (like a pool, a gym, etc.)....and the house will be lower rent than a comparably sized house without an ADU (because tenants renting a house would rather have the property to themselves rather than have to share the property with someone living in the garage ADU)....in a lot of ways, a house with a garage ADU is similar to a duplex--in terms of functionality, rents, tenant pool, etc.  ...So, if the garage is 1/1 and the house is 3/2, I'd try to comp the rents to a duplexes with one 1/1 unit and one 3/2 unit--that will get you in the ballpark.Regardless of the type of property, I like to be very conservative with my numbers; I'll often assume 15-20% lower rent than the market, and I factor in lots of vacancy.

Our reason for NOT pulling one, is there are functioning businesses in the building, and the seller does not want to risk an issue that would cause loss of rent or un-realistic requests from the municipality that may disrupt the commercial tenants. 

I'd take the fully functioning app that saves me hours every week for only $50 a month.

It was a lot of work but the value of my property has grown exponentially from it (I just refinanced and pulled $150k in equity from the property) AND I never get maintenance requests for that property because everything is new and functioning correctly.  

Our sign would show for 10 seconds, then rotate with other advertisements.Bus Bench- our cities run $111 or $120 per bench per month.

I'm under contract for an 8plex that has a non-functioning common laundry area.

The deck is functional as is, I bet, and the sellers know that.