I have already changed main entrance/exit exterior doorways to digitized keypad and still has not put prospective tenants minds at ease. please give me some feedback! 

You keep referring to the "equity netted", but you could have gained equity as well on another asset that cashflowed better. 

It will need to meet all fire and safety codes per your local building codes.Done properly a secondary unit in a SFH is the best method to generate positive cash flow on a otherwise underperforming asset..  

Purchasing an asset with debt to pay off other debt, especially with 300k in student loans, is very risky.

Unfortunately, there are too many medical professionals that are broke because they haven't properly managed their money and assets over time. 

@Simon W. wins the best advice award; If you have enough in your budget and enough supporting assets to hire an actual seasoned real estate controller, do itYour question is almost like your trying get your head around as if there is an owner with 2 choices: either hire employees or sub it out to a vendor.

To simply buy an above average cap rate means you have to buy an asset at below market value. 

Everytime you spend money for each property, you can designate for which property it is so you can record it in your accounting software.The PM company also receives the rents.This simplies the banking and accounting but at the same time, each property is in its own LLC for asset protection purposes.

The premiums kept increasing in the high single digits in those final years (down from double-digit increases many years ago).

Wanted to pass thru you guys to get your opinion on this.Details of Offering : 3% Acquisition fee (one time)1% Asset Management (Annual) Returns Split for Preferred return and disposition = 80%/20% (Investor/Sponsor)5 year hold periodIRR: 15%Average Annual return = 10% per annumAverage CoC return = 2.36is the acquistion fee and sale return split  usual in the syndication world ?