Bought with Fully functioning (furnished) accessory dwelling unit with separate access currently covering ~70% of the mortgage.

If they are disregarded, and the properties are filed on Schedule E of your personal tax return - then you can combine 1099s, using your SSN (not recommended) or your EIN.

Between the two of us, our combined income is only $80k so we are under the $109k threshold to have mortgage insurance still be tax deductible.  

As an alternative, but far more "expensive", consider a highly leveraged bridge for investors like yourself.   90% of purchase + 90% of rehab costs (so long at combined loan is less than 70% of ARV) at 10-12% interest.    

There's no requirement in Virginia for a property manager to be licensed.There are very few PM functions one can perform without a license. 

I am thinking no because I believe I saw somewhere that you can't combine any/all of these safe harbors, but I'm not sure.What about the paint, furniture and things like a hot tub? 

Purchase price: $286,000 Cash invested: $100,000 Added a 1 bedroom, 1 bath fully functional apartment.

Or can they be combined?

Also understand occupancy is often a function of the rate. 

Then combine that with market forces pushing many people into the same areas of the country, where you cannot build fast enough to satiate demand for the next 5-10 yrs, and construction costs rising meaning new supply will have to charge a lot more to be financially feasible, conflicting government sentiment to help alleviate the costs (whether it be not subsidizing developers, or not subsidizing tenants).