It's a house with a detached garage that has been converted into an apartment.

That will be the plan with the other 2 rooming houses too eventually.

I originally wanted to keep it locked off but he kept asking for the space I eventually gave in :( however it’s not included in the lease.

We eventually want to move back to San Diego when I get out and depending on the market there would like to invest there as well (that's at least 10 years down the line though).

Eventually, you'll may very well branch out to other areas or property types, but for me, having a super narrow focus (SFR with at least 3BR and 1000sq ft in the 53222 zip code) was extremely helpful in getting me to take action on my first property. 

I'll have to refinance eventually in roughly 10 years to drop the MIP so does it really matter that it's a 30 year fixed?

There are areas in the building that can use some work, but is not essential and does not impact the rest of the building, so i don't intend on doing any immediate rehab (maybe if the occupancy nears max i will eventually consider putting in some money to fix up the areas that are currently not being used). 

Eventually had to let the property go.

It's called portfolio because the guidelines are created by the lender (or whomever they're eventually going to sell it to) and they may hold that mortgage after it's originated in their "portfolio". 

If you are wanting to eventually BRRRR you will want use Hard Money Loans to acquire the property.