.- 2 floor ADU is expensive and is tough to do due to the height limit.- Most people kept their ADUs under 750sf to avoid the impact fees- For subdivision, it wouldn't be applicable in your case due to your lot size.Feel free to reach out if you like to discuss in details.

Are you estimating that building will be more profitable with the higher material prices and the added challenges of getting a certain type of financing together with the time constraints to minimize holding costs? 

Not impossible but it would be pretty tough to get an STR property approved unless you are an owner occupant.

Current rates make it tough for any house with a new mortgage on it to cashflow. 

Denton is just tough to find the right ROI/Rent/Price ratio. 

 Finding cash-flowing deals in the Bay Area is definitely tough, so you’re not alone there!

As for the future of 2nd mortgages, it's tough to say for certain.

Just like our BANKERS validate and question our deal analysis, you need to be the BANKER.Majority of the Syndication failures going on right now are due to either Short-term financing used on longer term projects- in a period of extreme interest rate hikes, material Inflation, or Covid related supply chain or personnel issues.You as the BANKER, know that all of the above should have been covered by the Syndicator and by you the BANKER. 

I don't know what they are about, but what do they purport to teach you about Section 8 not easily disseminated from online material already available?

As an fyi Cleveland is a tough nut to crack for out of state investors.