Alternatively, if I can find a lower cost single fam home where I can cash out 100% of my investment I would do that but those have been harder to find recently. 

Do you think a duplex is generally a better investment than a single-family home for rental purposes?

The pro development and affordable housing advocates use the term NIMBY, but I suspect it is the rare person that buys in a single family zoned area that would be thrilled to have 17 units (qp16 additional units added) in the lot next to them.My initial protege was the land source on this effort.  

I just completed an exchange of a single family residence in Scottsdale to a single family residence in Durango, Colorado. 

Is it single level?

The valuation and market value of a multi family property differs from a single family and you want someone that understands the distinctions if you go that route.

After the meetings the group would sometimes after-party at a bar nearby and I would go to those too.

Issues 1) even garage conversion ADUs in single family zoned areas typically cost more to build than the value that they add.  

I was thinking that by giving a single builder rights to build on the land, I would get 1% of each contract price, something along those lines.

It's a new suburb just starting out ,there are no large single family rentals ,it's mostly townhomes that are being rented out, which falls in 2500-2700$ .