Do not bank on setting a new neighborhood record on $ / sqft - be conservative in your numbers.

Bought on Contract For Deed and only recorded the notice.2.

Dominic, I've found that participating on BiggerPockets forums, appearing on podcasts, and speaking at conferences have built trust with first-time passive investors when those forum posts, podcast discussions, and conference presentations show my experience, track record, and market knowledge to those reading, listening, or attending.This doesn't mean "selling from the stage", but instead, sharing actionable, useful information that I've gleaned from my many years of experience and from my own research. 

This is listed in public records.

That guesthouse has been here since the 50’ as it’s on record, but has no permits or CofO  If I permit it as an ADU, I can no longer short term rent it.

But it should only be attorney cost, the deed and recording fees (few hundred) , maybe a final water cert.

We wrote into our purchase agreement that a separate septic agreement needed to be drawn up and attached to the recorded deed for all future owners which protected us and the other home owner,  and will make it easier to sell in the future with that in place. 

I haven’t personally worked with Five Stream Ventures, but I’ve found that vetting companies like these is all about the referrals and track record.

As important as due diligence, analysis, knowledge of the property type, track record of the syndicator, correctly predicting economic trends, and timing is, the number 1 way to avoid a devastating loss is NEVER INVEST MORE THAN 10% OF YOUR INVESTABLE ASSETS IN ANY ONE DEAL.  

Making sense of the deal and understanding their track record is important, of course, but I believe you should develop TRUST before you invest.