I’d appreciate any additional suggestions you might have! 

New tenant security scheme that only benefits Suncoast and the tenant - leaves owner paying up at move out. 

This is not as passive as other investing but it will help launch your portfolio so that you can continue to invest without needing to work additional jobs.

In southern CA, even garage conversion ADU additions are typically costing more than the value added.  

The 2-3% points in extra cost are worth it if you plan on using as I described above because the use would be for a few  months at most and due to that short term use you can survive a rate adjustment up.But, if you have no plan to payoff the debt like when using for a down payment on a long term hold why pay the extra cost for flexibility and have the additional risk of the adjustable rate with the amortization looming when you can get a fixed rate second mortgage. 

The borrower gets the benefit of having access to capital fast and the lender gets the benefit of charging a higher interest rate and not having to pay taxes on the profit.

Additional software estimates renovation costs and provides actionable analytics.

If for no other reason the more predictable and lower maintenance costs are a huge benefit.  

It’s true that many property management companies are now incorporating tenant benefit packages as part of their offerings.

Other advice, especially that pertaining to tax benefits, is also highly appreciated!