And before someone says just keep it in a HYSA.

We are in a safe community, so tenants can choose to leave the door unlocked or hide a key under the mat.

I'm looking to finance the project long term in a way that is helps me create positive cashflow.

If they don;t sell they will be in a heap of trouble.

I just didn't want to get in a jam. 

I’m also in Raleigh and will be looking to invest in a property soon.  

For example in many jurisdictions I can STR units in a duplex but cannot STR an ADU (some jurisdictions will let you STR if you owner occupy).

Again, this is a conversation to have with your accountant to ensure the benefits would outweigh the costs.Another misconception is that there is little value in a cost segregation study for properties that do not have a lot of personal property in them or very little interior build out, such as industrial warehouses.

I am partnering with with other people who want to invest in real estate and they have money but they don't have the time, experience, or knowledge of how to invest in real estate in a way that makes a lot of money quickly.

If they are, I would pay them off first.I would invest in a different market(likely bigger market) where you can find reliable contractors or find a PM that will be able to manage the properties.