Anyone got any more advice for me so I can hopefully get this train going soon!

It is super helpful to be to discuss such items on this forum and know I am not the only one learning the options that exist

As for item #3, I have quite a few properties including our ex home.  

Designing logos, answering customer complaints for agents you're responsible for as a broker, accounting, training, licensing, RECRUITING....I can't believe the amount of turnover, so probably 80% of your time should be/will be recruiting new agents for your brokerage....and then you have to figure out how to take care of the other million tasks in your 10-20% of the time which is important.   

Because you stated this will be your first purchase I can show you a few items below to expect.

In my STRs (beach market), couches are the most replaced furniture item, being updated every few years.  

@Lisa Beard In order to factor this into the deal, you would include a line item for property management in your deal analysis / underwriting.

The item that @Wes Evans noted is under "License Requirements" and I am pretty sure it is stating that if the ADU is constructed under the "Owner/Builder exemption" (no licensed contractor used) then the ADU cannot be rented out.

These are professionals with additional training and a stricter code of ethics.

I would wait, you could put that money into bigger items to get a bigger and better value add.