The problem (as you have cited) is trying to understand what you need (you don't know what you don't know), where to get it, qualifying its source(s), and the validity and usefulness of all that.Pardon me if I've gone into this too much, but I meet many people with the same concerns that you are voicing and this is offered, as much as possible in direct response to your post.Please feel free to contact me if you have any comments or questions. 

The strategy was built on sand. 

There are markets that have built in "gotchas" like the rising cost of insurance in coastal FL, regulations in much of the west coast states and property taxes in Texas; however, the deal itself is the most critical factor.

So thankfully with the help of my mentor and his crew of Six, we were able to complete all prep and are amidst our final pass for sanding floors before our water-based polyurethane. 

A JV structure is good for a one-off deal because the only commitment you have is to the investor(s) and that individual project or deal.So in part, the answer to your question depends on what your objective is. 

So Duplex under SB9 equals multifamily with ADU you could add two ADUs @Brad Sand.

Pace's people have pretty much told their affiliates and those with Gator related Facebook groups to pound sand and not use Gator or his name in them anymore. 

We bought most of our 37 properties between 2018 and 2021 and my personal 'line in the sand' was that I wanted to make at least $300/door for me to consider a purchase.  

If you're an investor Broker / Property Manger in this business you get 100's and 100's of investors reaching out to you wanting to spend the day with you while they are in town.

There is nothing illegal about Subto when it is done legally, as you infer.Actually, Due on Sale is a result of banks calling loans due back in the 70's and 80's, simply because interest rates had increased and other spurious events like that.