But I know sometimes I may need to sell to get a larger lump sum up front to help with lack of any other income currently. 

Tell her she has two choices: move out or face the judge.

Feel free to inquire about their staff qualifications if it's a larger organization.2.

Additionally, we have a decent amount invested in retirement accounts, which we plan to continue building over time.As part of the move, we’ll be purchasing a larger home.

I will say this is one of several same-size plots split from a larger one and the others have been split in half the same as I'm planning.

It it was me I'd figure out how to get a staircase down into that unit from the unit above it and make the first floor unit larger.  

I'd recommend being very careful about how involved you get with college kids and the choices, decisions and responsibilities that they need to make for your property. 

The larger unit will have higher maintenance/cap ex even with coastal environments being harsh on some items.I suspect your expense estimates are far too low especially if you kept the BP calculator default percentages.  

For a beginner investor, the choice between using maximum leverage or putting more cash upfront to build equity depends on several factors including risk tolerance, financial stability, and long-term investment goals. 

I grew up where lots were much larger and houses were much larger and it took me a while to adjust.