I think it helps to drive a strategy that if you can invest, build, flip, etc why not do it in zip codes with the greatest price per square foot where you can also find either land or existing inventory that makes sense?

What should I look out for while writing my contracts and explaining them to customers?

If it were me, I would reach out to other franchisees in your area (perhaps your Development Agent might have some insight...see...I know the Subway lingo and I've done Subways in my banking days).

Have you gone to any local meetups? 

It seems like there ought to be a way to do it.

I can contribute to 23500 to traditional 401k, 8550 to HSA, and 7000 to Roth IRA.

So let’s assume with realistic expense estimates over 1st 5 years you average $250 in today equivalent dollars (it will be a challenge at that starting point).The ADUs are typically receiving valuations below $100k, but let’s be generous to show the scope of the people and say it adds $150k of value. 

I would get in touch with a local builder, and see about getting a mentorship on down days and days you have off..

Less likely.You have to have a host of skills and knowledge and $$ to get to make 10 successful rehabs happen in 1 year.

Often, these investors buy bundles (tapes) of defaulted loans at a great discount to the principal balance and then create workout agreements with the borrowers to get the notes to perform.