Here are some of the reasons:1) The value added by the ADU addition is often significantly less than the cost of adding the ADU.

North Carolina has always been my home and I also love Georgia or Tennessee as 2 additional options to consider.

In addition to following the SOPS, the SOPs need maintenance.  

See what additional responsibility you can take.then, read set for life to understand and lock down personal finance.then focus on house hacking.

Also at the same time I'm in a program with a local bank to get 5k for a down payment on a property as I want to purchase a small multi family to live in and I have an additional 5 to 10k to put down.

I would charge an additional security deposit. 

If the HOA was prudent in hiring this vendor, the HOA should have collected an insurance certificate and CGL endorsement listing the HOA as additional insured and the service contract should contain an indemnification provision in the contract that should cover HOA members property.

The layout allows for an easy addition over the garage, potentially adding 2 unitsThese units could generate approximately $36,000/year at $1,500/month rent per unitFinancial Overview & Valuation: At current income and stabilized rents, the property offers a 6.5% cap rate on a $700,000 valuationRenovations and addition of two units would cost approximately $350,000Post-renovation, the ARV (After Repair Value) is projected at $1.4 million, with the potential to double the annual revenueRun Your NumbersWith the current market pricing in the mid-$600,000s and being on the market for only 30 days, 5000 Florence Ave represents an exceptional value and scaleable opportunity.

I need a comprehensive solution that can:• Track the property from the initial purchase and closing cost, rehab through ongoing management• Record and categorize all rental expenses• Allow me to scan and store receipts digitally "very important"• Monitor additional costs associated with the properties• Track rental income and proceedsI would appreciate any recommendations or suggestions you might have.Thank you in advance for your help!

If you do offer the first month's rent 'free', I'd take an additional month's rent as security deposit.