The only inssue is that i have not found many people in the area that have done it and would like to ask if any one here has done ADU's in Orange County or Long Beach and has it been worth it for you . 

However, I'm drawn to the long-term benefits of multifamily properties.

Good luck with the team-building :) that is the most important phase, without which, growth and scalability will be hard to achieve!

I'd like to achieve this within 10 years. 

2) How long can your reserves support the negative cashflow3) What's your plan to solve negative cashflow long-term?

So investors want someone with a long track record of reliable and risk adjusted returns.

You’ll get a better return over the long-term by putting your money in the stock market.

There will be multiple markets you can achieve a 7.5% cap rate especially if you're buying with cash.

I also wouldnt let your mom go into 2nd position on an investment property with any sort of restructuring; it doenst sound like she's in a position to risk being wiped out.Overall, though, if you want cashflow on the new property but cant achieve that after a refi into a market rate loan, it probably makes more sense to just flip it, pay off your heloc and your mom, and use the remaining capital for the next deal.

Did the proceeds from the sale count as short term or long term capital gains?