I understand I will not be able to leverage some of the tax benefits available to traditional landlords while I am renting to her and want to understand 1) what I am missing out on and 2) any legal, creative ways to access the rental tax advantages.Thanks for your thoughts!

I worked for years in DoD locations where personal cell use and email access was restricted.

I have rented the room only with main house kitchen access in the past for $750, and I feel like the private area and private kitchen add value, I'm just not sure how much.Thank you!!

Telsa is starting in Europe to allow other brands to access their network.

For long term access I prefer to refi into fixed rate 30 year loans.  

This is a great forum with very knowledgeable members that will help to guide you in the right direction.I really like the alerts feature that can quickly guide you to current topics that may be of interest: http://www.biggerpockets.com/alertsThere are a few self-contained guides that you can access here: https://www.biggerpockets.com/guides

Can anyone give me advice on:How do I decide who can use the back yard when both have access? 

For a 4-plex the basic calculation is that your total housing payment (P+I+T+I+HOA+MI) must be greater than 75% of the gross rent.

Plan Overview:Get FHA loan for 3.5% RenovateAfter a year,  Refinance to a conventional 30yr fixed loan to get lower interest rate, and get access to equity + remove MIP. 

You'll be able to have access to the MLS, a very resourceful tool in running comps against a subject property.