Currently the ARV is $1.5 million. 

Feeling very confident that once we are completed, this property will attract buyers quickly  at a strong market price.

Obviously the lower the price, the more attractive it is.

If you think the mulch is somehow attracting these pests, maybe because it's wet from the sprinklers or something - perhaps swapping the mulch out for smooth rocks would help.

There's well over a 1 Million bed shortage right now, and due to the aging 77 Million boomers, the demand for assisted living will continue to outpace supply by over 3.5X.

If my wife and I own our own house which have appreciated well over 1 million, and I would like to use a 1031 exchange in order to defer taxes - I have these questions, let's assume we purchased it for $1 million, and it's now worth 2 million dollars and I lived in it for the past 3 years as my primary residence.1.

Im curious how much this would attract finding a tenant. or how much rent i can raise by installing it

SFR is much more difficult because of taxes, purchase price and rent generate but if you are open minded to a rent by room strategy or mid term rental strategy SFR can look more attractive.  

As expected, a million questions and doubts that I've been working through. :)One thing I have wondered about is around Water Softener salt.

For both short- and mid-term investors, the market's diversity and relatively lower entry costs make it an attractive option.FYI - Philadelphia has a tenant-friendly legal environment, which can present certain challenges for landlords