For the son to qualify for the $250k exclusion, I believe he would most likely need to meet the ownership and use test, meaning he needs to own and live in the home as his primary residence for at least two of the last five years before the sale.

Private money and personal funds.

Colder climates see fewer moves in the winter, and things really slow down around Thanksgiving and Christmas when people are busy with the holidays and family.Second, talk to your PM.

I'm a broker and property manager here in Sacramento, I manage about 100 investment properties, multifamily LTR and STR. 

Does anyone know of a group or angel investors who would invest up to 5M to fund a luxury 6 room micro resort in central coast wine country in California? 

Personally, I advocate for a long-term investment strategy and would recommend investing the funds, provided you are comfortable with the expected return on investment over time.

Just make sure you keep enough in an emergency fund in case a roof or furnace goes out. 

I am currently working on phase 2; building 2 ADUs.The permits are already in the works but the biggest question is what is the best approach when funding these 2 ADUs BEFORE I have the equity from my home?

Low down payment AND it cash flows also AND buyer has title.Maybe I am asking too much, but I don't think so.Perhaps you just market to homeowners.

I singles out 3 routes, and due to funds limitations I can take only 1.1.