I would ditch the garage conversion idea.As Kevin said, the numbers don't look great but unless you buy more house or broaden your area you probably won't be able to do much better. 

A hundred years ago, most homesteads were quarter sections (160 acres) but frequently only a portion of that (perhaps 80 - 100 acres) was available for planting (the rest being consumed by ditches, sloughs, bluffs/shelter belts, farmyard and pasture).  

We were in the process of proceeding and I tried a last ditch text message and now are in good standing.  

Ditch the cars and motorcycles you don’t need

You could also offer to put in a water filter under the main sink and let tenant be responsible for changing the filters.Another option is to get someone else to replace your water line at a much lower cost.I have had my handyman rent a ditch witch or even hand did short water lines and replace with PEX for maybe $500.

One idea for condo landlord where renter ratios where becoming an issue that worked once for me, to keep the cash flow, ditch the dues/assessments and make the board happy: owner finance the condo to your renter if you get one that is interested and has good credit and a down payment (or refer them to a lender if you don't have the unit paid for).....

My previous secretary manages our "production" lines, aggregate production, motor shop, and supply chain, then she graduated to 3 projects (20-30 people per project) doing it only by phone and bi-weekly reports and one foreman meeting each week, but those are more easy, just doing roads and small structures like drains and ditches.

I ditched the LLC after I found it very expensive long run.

Ditch those curtains tho for sure.

Just make sure that easement isn't a drainage ditch.