The art of surprise is always a better position for protection.I’m a big guy so not a lot of people screw with me.

U simply are not clued into the lending market and the way lenders look at risk thats why you think its a great deal but its only great to you.. most all of us lenders do FAR better than 10% on really nice first position loans with a fraction of the risk.. 

Small multifamily, up to 4 units (at least to start), then graduate into larger investments as your portfolio performs positively. 

I was conflicted on DR's adamant position against leveraged debt, however, having a degree in finance and economics I believed I had well balanced approach.

All cash flow positive.

i think your best bet is to try to build a network within the investing world so you're positioned as a hub, someone who knows a lot of people, and see a lot of transactions.  

The negative equity position is one reason (there are many reasons) why adding an ADU is one of the worse RE investments.  

Why is the 50% rule so negative while the cash flow is positive?

The fact that you’re CREATIVELY thinking about how to position yourself to add value to a transaction as a “broker” or intermediary is an excellent start.  

I had a conversation with one of my investors yesterday and he was asking where is all the positive cash flow and the equity appreciation on our deals?