@Jonah Gunalda you fit the profile of a large segment of the passive investing community--someone who has a good income from something they are really good at, and would like exposure to real estate in their investment portfolio without distracting them from that very vocation that put them in the position to make such an investment in the first place.There probably isn't a "typical" profile of folks who do not and would not invest in syndications. 

I think clean, nice finishes that aren't too flashy or unique is typically the best choice, especially in the price range you are looking at in Boise.

The if is the challenge as ground up ADUs typically cost more. 

@Jennifer FernézHouse Hacking a primary residence is the best way to generate wealth for the typical American.

@Michael Izbotsky In community property states like California, assets acquired during marriage are typically owned equally by both spouses, which may complicate transferring jointly owned property into your sole-member LLC.

I typically recommend that community for people that plan to use it personally and can justify the higher HOA costs and membership fees.

Could I be missing something, or is this typical for the market right now?

Typically $2m+ homes don't cashflow due to high taxes, high insurance rates, and low rental demand. 

But you have to understand the seller is taking on a significant risk of having someone else run the property and not knowing if they will get the final payout.If you are getting typical rates, why would you not just buy the property outright with 20% down and obtain mortgage financing from a lender?

You typically don't want to split up construction and engineering services/planning here, but we did this to let us see how well we work with the firm.It's probable, if we work well together, they will also be our GC.