How is that classified as discouragement? 

I was currently a constructing an in depth report on each property so I will use that to classify the properties as you suggested. 

Even though preferred equity typically provides a fixed return without common equity upside, it’s still classified as an equity investment.

I think the one DETACHED 2 bed 2 bath ADU that is being built off a converted garage + extension is perfectly OK and there is no question there.I think the grey area is around how you go about turning a 5 bed 3 bath existing living unit that is currently the downstairs of the main structure, into 2 2 bed 2 bath units, one of which is classified as a main unit and the other classified as a ATTACHED ADU.I have heard there are some rules disallowing converting existing living space into ADUs that may make this difficult.

However, like a college education, if they are marketed as you will learn some things then I classify those totally differently.I have spoken with people outside of these forums that have paid for these types of programs, and feel like it was worth every penny (and some have forked over $50k for the program).  

Or property classified as HOA rec area?

I tried posting them in here but I cannot since it is not the classified section

Deposits are not classified as income.

It's OK to share your expertise about real estate or your local market, but you should only advertise yourself or your company in the classifieds. 

You should put this in the classifieds section.