In my experience tenants on the lower end of rent tend to cause more damage than higher price tenants.

While I do maintain a relatively modest percentage of my assets in money market instruments, corporate debt funds, and high dividend stocks, I remain most comfortable with the investments I specialize in and know best.  

However, when you combine the income from both the units, I think you will end up with more income after a year or two than with a SFH renting by the room.  

Expense ratio, as others have stated, often ends up evening out these fluctuations in each expense and can often times be a more accurate predictor over many data points.

Who did you end up using?

If one has high living expenses, cash flow doesn't mean much and I definitely understand going for appreciation first.

Have you explored any potential house hack opportunities in NY, or is the price threshold too high to tackle, and thus, you are considering Columbus? 

I’ll say she needs to be out by the end of March.

As with PCS their tax company is highly unresponsive, I filed over a month ago with no response, until I reached out for an update and they then requested more info from me.

Quote from @Cathy Li: It's a white label software built on go high level.