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? 

And a lot of start-up companies are migrating to this city as well because of the OSU campus that has thousands of talented students graduating and looking for positions locally.Everything that’s going on here in Columbus is attracting investors and other businesses from all over.

@Steve Maginnis thanks for the positive and vote:)

I also have a LTR single family home with positive cash flow.  

As someone who moved to Waco from Miami just because my wife got a senior position in Magnolia, I've met many families and individuals who have come to Waco from LA, NYC, Seattle, etc. just to work at Magnolia, SpaceX, Baylor, and some big churches in town, such as Antioch.

Instead, he suggested I find a GC that's willing to enter projects in a "supervisory" position.

Once you have a steady cash flow and a better understanding of what goes into renovations, you’ll be in a stronger position to move into MTR or consider a fix-and-flip project.