@Charlie MooreQuarterly inspections.Fast evictionsGood tenant screeningAll done by employees not you so you can buy more of them.

I am a W-2 employee right now, but do have a business on the side that generates income.

Please note that you are obligated to pay back their 401k (regardless of the performance of your real estate investment).Per the loan offset rules that went into effect with the 2018 Tax and Job Act: if you leave your job and the loan is current at the time you leave your job but then the loan goes into default because you left your job, you will have until your tax return deadline (including any timely filed extension) to make the loan current by depositing the outstanding balance into an IRA (and thereby avoid the taxes and penalties that would otherwise apply).If you are self-employed with no full-time employees & you can rollover the funds, you could set up a Solo 401k, rollover the funds and take a 401k loan from the Solo 401k.

@Tyler CoteSolo 401(k)s and SEPIRAs are only available to self-employed individuals.Are you self-employed or an employee? 

Paystub, AGI from prior year taxes, Gross Rental Income, Schedule E from prior year taxes?

So the funniest thing happened, the bill for the cleanup is 1300$, they put antibacterial stuff in the walls, etc 3 hr employee time minimumx2 employees and then 2x1hr time to pick up equipment, basically getting screwed over, the verdict: there is a bit of water under the floors, so they recommend ripping everything out and pressure wash foundation and replace new flooring and walls, the estimate for repairs?

You could hire an employee to do it so they would do it in your way, just a thought.

Where are you getting your gross numbers from?  

A detached ADU will not add to gross living area, but that's not a big deal since appraisers do not care nearly as much about price per square feet as the general public thinks, they basically don't care at all in reality, except maybe as a final sanity check when the appraisal report is otherwise completed. 

@Paul SandhuWhat does the city employee’s son going to jail have to do with the employee telling you couldn’t have a fee waiver?