But joining a good Mentor and Networking group can be advantageous if you are missing any of the needed components. 

Its this sharp depreciating component which has always prevented such a purchase.  

There's nothing wrong with your strategy other than the partnership component, but don't twist the numbers in your hypotheticals in order to gain traction. 

At least one of the coach's calls I did attend the, Rick Boyd, spent the whole trying to comp one property for a beginning student.

If you can find practice tests, that is my recommendation - that is what I did after taking the required time component and did not have any issues passing the test. 

If you’re strategic about locations, management, and financing, STRs can still offer decent returns in the right market.I totally agree that it’s not all sunshine and rainbows in real estate right now, but if you’re strategic—especially with tax savings and a long-term focus—real estate can still be a viable option alongside other investments.I agree with everything you said but it’s also important to consider the Time component.

Principal Paydown:  Cash Flow:  Tax Benefits: Savings from depreciation and interest deductions.For a deal to make sense, at least three of these components—home appreciation, cash flow, and principal paydown—need to be strong.

And there is also a hope component involved.

Each jurisdiction is slightly different but from past experience if your looking for a NEW detached ADU its going to be in the $4,000 - $6,000 range (depends on SF & components) but if it's an addition to an existing occupied building then it will be much less.

This is a fundamental component of the BRRRR strategy that I have yet to understand.Or, does it not make sense for the friend to invest in this deal if they're primarily looking to flip?