I own rental properties on the NW side and also sell homes here - feel free to DM me when you have some time to chat. 

I am growing slowly and the larger platforms were creating unneeded complexity and cost for my business needs.  

If it is a viable option, any idea of the rough costs involved?

Everything is own Youtube now or they won't pick it up.I currently have three VA loans but now I want to sell them just to take advantage of the program.  

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. 

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.

It's important to note that other wholesalers are more likely to JV with you and take a disposition fee rather than simply give or sell you their list.If you're interested in purchasing access to cash buyers, you might consider platforms like InvestorLift, which can cost $25-30K a year for their dispo services.

When you look at your insurance policy you will see that the replacement cost of the duplex is around $450,000.

Ask around your gen contractors, what is the cost of cosmetic repair per sq foot in the area of your interest.