SF penninsula where average sales prices are 2 to 4 mil. 

Quote from @Derek Stevens: @Michael Baum My initial question was about determining a sale price not raising capital.

“You make your money when you buy not when you sale” is what most would call this.

As a result, Realtors and the NAR are doing whatever they can to keep the cooperative commission system that doesn't ask the buyer to discuss and agree that their agent is worth 2.5% of the sales price.

The problem is that most sellers aren't comfortable reviewing purchase and sale agreements.

This is what I am encountering, in the current Mortgage Industry.If you think you will go FHA, Conventional, FHA 203k, etc. and then Quit Claim the property, to a Corporate Entity, or a Land Trust you run the risk of the lender discovering a Title Transfer occurred and activating the "Acceleration Clause" or "Due on Sale Clause" that requires the loan to be paid in full, within 'x' number of days.

Any way to capitalize on this garage outside of just attracting higher rents once I move out and/or higher sales price if I decide to sell?

States like CA, NY, CT, NJ, MD are notorious for high sale price homes, higher taxes and hard to cash flow.

In a traditional MLS sale, there are realtor fees, there can be concessions, there can be work orders and delays. 

Here is a good video The Ohio Division of Real Estate made about wholesaling in Ohio https://www.com.ohio.gov/real/ I recommend you just get your real estate sales license.