If you open this as a single-member LLC, it gets a little tricky with additional state taxes when sold or if something were to happen to the single member and the property went to a family member.

Then prop tax on investment rate IN for a 4 unit probably another $500 + $150 insurance, etc? 

I'm thinking of managing myself and looking for a fee based advisor who is versed in tax/management.

Will her 1031 exchange tax deferment be affected if she transfers the funds directly to escrow at closing without being on the loan?

An LLC might be a wise choice if you want to purchase many properties or take part in more intricate real estate deals.The owning of real estate under an LLC may have different tax consequences.

Curious if any tax pro's out there know if capital gains from sell of SFH rental property is included "Provisional Tax" for SSA tax purposes.Thanks,Paul

How comfortable are you devoting time to researching tax code and methodology to prepare a cost segregation?

Remember that the IRS has strict rules regarding SDIRAs, and any violation of these rules could result in penalties and adverse tax consequences.

This means you are doing it strictly for the cash flow.If it were me, I would go the ADU route, Rents could be comparable to the condo without the HOA dues (yes higher Cap-Ex but those are long term expenses), and with everything on one property, things are just easier to manage (one mortgage, one property tax bill, one insurance, etc.). 

Another thing to check when running your numbers is the POTENTIAL taxes on the property.