How you're thinking about things is on the right track - developing a network of mentors you can talk to is a good thing. 

On the books are Margaritaville development and Hard Rock development with 1000s of acres of homes to be built, that is a bit north and west of Sherman. 

A dozen or so unanswered emails later I'm being told I need to go hire a developer to set it up properly. 

Hi, I am attempting to develop something similar to this on an R-5 lot in Atlanta.

The challenges stem from cautious equity investment and local opposition to these developments, which are believed to attract large families with school-age children.

The biggest issue with ADUs is small units in small count is very expensive development.  

Assuming you narrow it down to 2-3 areas I would then speak to several property management companies and/or investors to develop you 1-2 target markets.

Once that deadline is broken, I do not give that same renter another chance.You need to really think this through, develop a policy, and run it by an attorney to ensure it is legal and makes sense.

I myself am a value-add investor that likes projects other people either ignore or can't handle, but are too small for the developers.

You might want to think about pulling up the carpet and taking a look. (2) Maybe the water delivery piping under the floor, hot or cold, has developed a pinhole leak and is spraying onto the subfloor from below.