It's easy to set up and use.

For that and time saved setting that up ourselves, PCS was worth the cost for us. 

So investors want someone with a long track record of reliable and risk adjusted returns.

I also have personal W2 income, if that matters.Is there a loan out there for a set-up like this at 15% down? 

I recommend you do this annually to adjust for utility increases and other variables.

You'll also want to set up criteria for residents.

The LOC adjusts each year.

Your true return has to be risk adjusted.  

I set my rent standards a little high and realized that rent is actually not that high.. we have a morgage on it and it looks like the house is selling for more than we originally paid 4 years ago.

If not, then the path of least resistance is to simply adjust your vision so it fits better into the lot, as-is. :) A zoning change can take up to 6 months, approval isn't guaranteed (despite Aldermanic support), and potentially cost a lot of money (architectural site / floor plans & dimensioned elevations, zoning attorney, holding costs, etc.)