I think there's a path to refinance that would flip me into positive cash flow, but I'm coming up short on ideas. 

Have an owner's closet, where you lock up your extra inventory so the guests can't use it. 

I completed my AA in business at a 2 year school, transferred to a four year school to finish up my finance degree.

I am in the Tampa bay area now but grew up in Kentucky and travelled to Indy many times!! 

If the commercial space isn't too disruptive, you shouldn't have an issue renting an ADU up there.

My question will be if she gets approved will the rent go up automatically to fair market value?

Are these areas good for rental property investments, or am I barking up the wrong tree? 

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

They will go up to 100% loan to value or LTV (or used to). 

Generational Wealth: If your SDIRA invests in real estate, those assets can pass to your heirs, benefiting from the step-up in basis (outside the SDIRA) or continued tax-advantaged growth if inherited in a beneficiary IRA.