The funds provide decent consistent returns (10-12%) with compounding possible.The syndications target higher IRR (15-20%) but you give up liquidity and take on a bit more risk.I think there is place for both in a portfolio.I should mention I am accredited so have more options than the OP

In my experience, coin-op will likely be a net negative for you (as far as income and expenses are concerned) on a triplex. 

That's an op expense ratio of 41% (including expenses, vacancy, and cap ex), which is lean for an $820 per month rental, particularly with 3rd party management. 

@Martinis Jackson The OP..."

In the  case of the OP we don't know though whether that over the garage addition will be an ADU that will bring income or just an extra room or storage that won't bring any money.

@Adriane Boggs - I cant tell from your OP if you actually ran their screening and found the eviction, or if they noted it on their application?  

Typically, renters don’t know who owns the house which made the OP sound like there was more to the story.

But then should I add her to either op agreement?

For the OP who plans to owner occupy, if he were in the city of San Diego he would need to apply for a permit but would get it. 

@Joe Gore  There is a reason why the OP is concerned about the Mrs. not having an SSN, whatever that may be.