They hold title, and the mortgage and promissory note were attorney drafted and filed at our local county. 

Get to some local meetings.

As I dive into all the different paths I can take (single family vs multi-family, short term vs long term, cash flow vs appreciation, local vs out of state, etc..) my mind is scrambling and I've ended up doing nothing at all.I'm looking to join a mastermind that meets consistently and can really motivate one another to take our businesses to the next level. 

These deals can be profitable in growing markets with strong cash flow and equity growth, but success depends on the builder’s execution, local market conditions, and your ability to refinance effectively.

Call some local competitors.

However, investing locally has become increasingly unfeasible and unrealistic due to the high costs.

To maximize your investment, use financing options like FHA or conventional loans, analyze deals based on cash flow and cap rates, and network with local investors through REI meetups and BiggerPockets.Good luck!

As for the single family with ADU, it is not a duplex but most of the adverse LL laws do not refer to the 2 units as a duplex but MF or 2 units.  

Connecting with local investors or agents experienced in VA loan-friendly multifamily properties can also help.Good luck!

You could arrange to have your cleaners accept the deliveries at the property or hire a local handyman to do same and even assemble furniture.