No level of success can be achieved in any field without a positive mental attitude.

I have minimal experience being a landlord - I currently rent out the basement in my primary residence it’s a 4 bdr bi-level.

Zoning laws are typically controlled at the local level, so check with your department of city planning, especially around pricing. 

(the bottom unit is set below the street level although still open all the way around so not a true garden unit).

There has to be a world where there are more options out there for the consumer/buyer to choose the level of service they want (full service, limited service, and self-service) and effectively get back part of the buyer agent commissions as a form of a refund -- or just have more leverage in the transaction because they aren't represented.Thoughts?

At some point, you have to be happy with "enough" That level of "enough" is going to be different for everyone.

I only have one problem that is a little bit hard for a person with my level of education and experience to admit.   

.• With recent demand, asking market rent growth is soaring, to its highest level in 20 years at 12.9%.• More than half of San Diego submarkets recorded double-digit rent growth and asking market rents have grown by an average of 17% YOY ($2,600/month).• The current pipeline of 7,300 units will be unlikely to apply much upward pressure on regional vacancy rate.

I am trying to accumulate wealth and decrease my stress levels.

Been there, done that.....Now you can keep the existing ground level garage and install new structure above to carry the new load.