You can probably beat $2000/year insurance, but the management fee should be 10%, you need to factor in turnover too and 5% is probably not enough for both maintenance and turnover and I assume you added it, but you didn't mention property taxes (which have been terrible in Jackson County lately since Frank White decided to jack them through the roof). 

In southern CA, even garage conversion ADU additions are typically costing more than the value added.  

The intent of getting a sales agent license is to educate myself in Real Estate and create some additional income.If your relationship is such that you need to hide your license, you’d be better off with a different working relationship.  

Hey Tyler we hate to hear that your experience was negative sincerely we would have hoped that we could have come to a resolution we know that you and your partner had made a request that we do $800 of work that was unfortunately not in your scope of work at the time we had exhausted $4900 in additional work to ensure the property was to satisfaction which included a new hood range upgraded lvp flooring additional framing  new window and a paint upgrade from a single color format to a multi color format and can lighting all of which was never in the original scope and unfortunately when we requested that we do the work you declined I’ve attached before and after videos of the home for reference https://www.dropbox.com/scl/fi/h0ddll4cyp5g5gq12o73s/Video-J... always twos sides to these stories.. 

My goal is to grow this business by expanding my investor network and seeking properties that will allow for additional scalability.

I would love to get a property in the NW DC that is run down, add additional floors and then make it an apartment building.

Duplex have different zoning that may permit additional units.

If you are able to add an additional full bath, it sets you apart in the market big time! 

In general these are either growth markets or markets short housing that has significant hurdles to adding additional housing. 

That could be achieved without spending an inordinate additional amount in cap ex; In fact all I have seen had these items in common1.