Hey there- my husband/business partner, @James Carlson, and I work with a lot of clients that are interested in ADUs and finding mother in law suites (basement, attic, garage or other) for an investment property.

Will depend on several factors like the type of property, type of tenants, your risk tolerance, other assets you own, your estate planning, laws where the property is located, etc.An LLC is a good idea if you're worried about liability in that as @Christopher Phillips said, any lawsuits would be limited to the assets of the LLC and not your personal assets (assuming you run the LLC appropriately and the corporate veil is not pierced). 

The law states that I am entitled to my itemized deduction list and refund check within 30 days of the date the lease terminates. 

my mother in law called me a slum lord when I shared my real estate vision. 

You need someone that knows the current laws and what disclosures you need to protect yourself.

They are all in stable neighborhoods composed of primary owner/occupiers in markets with strong 30 year population + job growth forecasts.Sources of risk come from a variety of sources, starting with (1) the market, (2) the property and location, (3) price you pay, (4) management strategy, (5) rental rate you set, (6) rehab budget, (7) service provided to your tenants and how strict you are with them, (8) your ability to attract and retain high quality brokers, leasing agents, inspectors, handyman/contractors/agents, etc, etc., (9) level of investment experience you have, (10) familiarity of the market, etc.As an investor, one of my primary responsibilities is risk management... my ability to fully understand all of the risks that I am taking and put processes/structures in place to minimize or control these risks.And if you are a successful risk manager, i have found that in REI you are able to mitigate the downside and generate returns that ARE NOT commensurate with the risks you are taking and do so by providing a triple win to your investors, your tenants, and yourself!

My investigation of law shows that I could deduct other than cleaning and damage expenses associated with breaking the lease, if I would pay the realtor to find the new tenant, probably it will be a good justification of the expense caused by breaking the lease.

Your state might have some peculiar property laws. 

I have a very strict plan and have been working 3 jobs and started 2 business (side hustles) to pay that off and get my credit up.

Strictly speaking, you DO NOT need a syndication.