Cap rate is a function of market risk and rarely will change on individual properties. 

Now as we enter 2019 and you can actually see it since June of this year the market is not so forgiving. 

What I want to know is what banks have individuals had the best experience with down in south florida.

My goal would be to have the ADU build which will take up half of the backyard space and the entire side yard, so that guests can enter. 

Cost segregation combined with bonus depreciation is huge.A lot easier to 1031 one 100 unit property than 100 individual houses.Apartment rehab often stays below the $2500 de minimis safe harbor per item (because apartment communities don't pay retail) - which means immediate deduction and no future depreciation recapture (i.e. an HVAC replacement may only cost $2400).Some apartment rehab above $2500 per item can be immediately deducted if it does not meet the 20% "unit of property" rules (i.e. replace one HVAC system in a ten unit building).

Consider that if you go this route you are entering the hospitality business. 

Also consider how you will title the LLC interest (individually, as tenants by the entireties, JTWRS, etc).

Let the residents add on to have their individual room cleaned by the cleaner for $20 more each week. 

The partners are a stellar group of individuals who have integrity.

To sell them individually if need be may not be as easy as you think.