I'm not sure if it's worth it to convert they downstairs to an ADU so I could get another renter - the city of S.F. would probably call it a 2 unit not a SFH and I'd be under rent control. 

A quick call will be worth it.

Is the return on the use of the funds worth that risk? 

Specifically, I am looking to track the projected rehab cost of each unit, cash flow from rented units, first lien costs, general partners and limited partner returns.

A passive investor provides cash to the lead investor as their contribution to the investment.

I recommend this book which is amount how to manage your cash.

I also use the system from this book to manage cash and find it very useful.https://a.co/d/1tnzkhy

I have quite a bit of cash in my high yields savings and about 300k in my 401k/IRA portfolio (how much is actually mine vs IRS after management fees I have no idea.)  

Purchase price: $115,000 Cash invested: $35,000 Sale price: $240,000 Move in ready, fully renovated townhouse, 2 bedrooms with 2 1/2 bathrooms and ample closet space including walk-in closets in each master bedroom.

@Kyle Smith- do you have the cash to be able to do this ?