FWIW, I'm going to base this off a 1,500 SF single family new build, but I'll predict the build cost will be a little over $200/SF.

This relative to my situation, is a super modest amount of funds.

Like "Biggest single family propetry management mistakes ever" etc

Rates are still super high and we've seen a ton of appreciation over the past 5 years.

I don't try to evict based on neighbor complaints as those aren't super reliable and the people likely won't show up to court. 

Issues 1) even garage conversion ADUs in single family zoned areas typically cost more to build than the value that they add.  

Unless you're working with Private Money that is going to carry the risk of your lack of experience, banks want to see experience, Net Worth and liquidity after close to consider the terms.I started with single family, four plexes, and remodel flips for a lot of years before getting into larger deals. 

I stayed in a STR with over 200 5-star ratings, and not a single negative.

Let’s look at the data.How many mailers, calls, or texts do you need to send to land a single deal?

Because intrastate (single state) offerings must still comply with that state’s securities laws, and because with the internet its difficult for offerings of any size to be limited to investors residing in a single state, the exemption for private placements is the exemption from registration most often used.