Charge market rent. 

I've done 7 myself and lived for free or better in every single one.

My goal is to wholesale some properties single and multifamily to build some capital while fixing my personal credit and building my business credit.

On a side note, oddly, the tenant before her was also a single woman, around the same age, stayed in the apartment for 10 months, no communication or heads up, left around the same time of the year.

Quote from @Rory Darcy: Hi guys my name is rory, pretty new to this im an out of state investor residing in new york, looking to invest in wisconsin and illinois, currently looking to build my portfolio around multi family duplexes or single family residencies, would be great to connect with like minded investors or agents who can lend a hand.Rookie investors should not invest out of state.

Not one single example, yet everyone pushes it like it's the ultimate protection policy.As stated above, the best protection is to follow the law, treat your tenants honestly, and document everything. 

Issues 1) even garage conversion ADUs in single family zoned areas typically cost more to build than the value that they add.  

Until now I've focused on distressed single-family and small multi-family properties for rehab into rentals (BRRRR).

Keep this to a single page.

Call about 4 of them and ask them to explain how they charge and the process.