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

The A/C is an older model, but seems to be working fine. 

The A/C is an older model, but seems to be working fine.It's been on the market for at least 3 months, and has had at least one price cut of $5K.

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

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.

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

We have models in Redlands that doing great.