If you are setting aside funds for capex, taxes, insurance, or other expenses that don't occur monthly, transfer those funds to Savings each month and hold them there until it's time to spend them.

They don't all offer the same servicers (default management, document services, tracking of taxes and insurance, escrows, etc.), but I am with you that communication and competency are key.

Address potential risks by explaining strategies like maintaining emergency reserves, purchasing proper insurance, and conducting thorough due diligence.

The bottom line is this: Concealment is not asset protection, proper (time consuming and expensive, I know) management, and good, prudent, practices (ditto), WHICH ARE ADHERED TO, and insurance (expensive), are needed for asset protection.

Factor in carrying costs (utilities, taxes, insurance).2.

I need to source the data myself, run the numbers, check the calculations, eventually build my own custom spreadsheet etc. 

Expect a custom ADU to take 9–18 months, with 3–6 months for design and permitting and 6–12 months for construction, depending on complexity and contractor availability, and the speed of processing permits.

Their customer relations person quit and you can NEVER talk to someone in person.  

Make sure it's one that's also insured.

I have my own properties throughout the area, and have worked with many contractors, PMs, lenders, insurers and attorneys that I can recommend.