Id recommend the single-family rental because you have more control and you don't need to worry about some greedy operator screwing it up 

Did your primary become rent controlled and if not what exempted it from rent control?  

The answer is that if the lender that's doing the hard money loan is only funding the purchase and not the rehab, they then have less oversight of the project since they're not doing the draws, and thus not seeing the progress of the project and having control of the funds or draws from the rehab to make sure the project is progressing.

Can be done 100% remote, nationwide, all but 0 risk. 

We both work in finance, so we’re pretty comfortable running the numbers.Our combined W2 income is ~$350K, and I work remotely with a very flexible schedule.We’ve saved over $200K across various assets (stocks, crypto, cash), and we live frugally, saving around $100K a year after taxes.

My $2000 also covers stuff that inevitably break under normal use - I had to replace a washer $700, a stove $600, a microwave $100, and a grill $400, all  within last 2 years, and paid close to $1000 for various service calls by electricians and HVAC techs and pest control. 

Also, I noticed his office has poor controls over sensitive data.

Thanks For Texting check out Launch Control, Lead Sherpa, REI Reply, ROOR or Textedly - Just depends on volume and sophistication you need. 

This implies residential units can be built at lower costs and provide better return. 11) adding an ADU to SFH can make the SFH fall under rent control.

Right now, it feels like this might just be a way for the tenant to try and take control of the situation.