I'm wondering if it's common for PMs to provide detailed receipts for each project, and if it's reasonable to request them.

You could consider offering to have the shower inspected by a licensed professional to provide a written report confirming its safety and functionality to address your tenant's concerns.If your tenant continues to refuse to pay rent, you may have grounds to evict them for non-payment of rent.

It's important to do your due diligence and research the local market, as well as establishing a strong network of professionals to support your investments.Ultimately, the best deals are the ones that align with your investment goals and provide a good balance of cashflow and potential for long-term growth.

Renting the Baltimore property first might provide some additional cash flow to support the ADU project.

if you're looking at 1-4 unit properties, don't kill yourself trying to create an LLC just yet. find your lender first then see if they'll require you to close in an LLC or not. single-member LLCs do not provide as much legal protection as we would like to think, so if that's your reasoning for wanting to create one right off the bat, that's just something to consider. as far as a business license, AFTER you close on the property, call the town hall and ask if they want you to have one there bc you're collecting rent there. if you're using a PM company, they will probably say no. :)

Carpet can easily get stain and will smell over time especially if the tenant has children, pets or eats in the carpeted rooms. 

Note I am not an expert on LLCs but I pay for experts to provide us guidance. 

They could easily be owner occupants who need a place to live.

Does anyone have any experience with this that can provide some insight on how to structure a deal? 

Addendum states: - Buyer to provide financing for 70%. $225 X 70% =$157,500.