After doing a handful you will get the hang of running numbers quick.The poster @Tyler Hall outlined some good steps above.

It more likely may be found with a local investor/teacher doing “hands on” mentoring himself and not through an organization run like a production line. 

Essentially, we would like her to be able to be hands off and I’ll take care of it all. 

Type of a short letter, deliver it by hand, and move forward.

What is best for a newbie with little cash on hand?

i would pick a market where you can supervise / be hands-on / be the QB. 

Speaking from hands on experience on both platforms as I've worked with both Carrot and Wordpress sites (more than 400 sites so far since 2017), what carrot brings into the table is their simple, all in one, fast website platform.

I’m eager to learn from those with experience and willing to put in the work to gain hands-on knowledge.I’d love to connect with others in the community—whether you’re seasoned investors or fellow beginners like me.Looking forward to any advice or insights you can share.Best regards,

In my market the valuation with f/f non commercial financing is typically lower than the hands off cost of adding the ADU.  

Modular, on the other hand, which I also deal with, you can do a mod and put it in the city limits but would cost as much or more as a stick built, more if you go with a two story.You're much better off going with an existing duplex