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But what he is asking defeats the purpose of the closing agent. 

She was promoted to a manager level, now making $83,000/year, I've worked my way up into expanded sales roles, breaking six figures for the first time in 2019.

The main reason for using this operating LLC I see for you is for branding purposes.

A second option would be just add the full bath to the addition and make the space multi purpose dining/extra living. 

That wasn't its intended purpose.

You could work up your own comparables and use those.I've used all three methods for various different purposes.

I know that it's better to set an LLC for every rental property, considering that the main purpose is asset protection, but I also read that you could have more than one under the same LLC as long as they have low equity.

On a related note, for budget planning purposes, what do you pay your attorney?

The purpose of determining if the PM followed the lease is to backup your argument that you will not be returning any funds to the PM.