This isn't much different then investing in the stock market... there is risk and there is reward.  

Debt increases risk AND reward. 

But the rewards for REI far outweigh the risks.

So while the proper expertise is vital in a successful ADU project... yes, please do question the tiny house start-up companies, or anyone touting themselves as "ADU experts" without the evidence to back that up.

If anyone thinks they have the expertise to target pre-foreclosures in the face of federal laws, attorneys being in the mix dealing on either side of these matters, Realtors being aware of the legal environment, banks delaying procedures in anticipation of sales or solutions, bank employees reviewing contracts and pending steps, what a seller may do in expectation of a sale and other issues.......well, you just have at it.  

Trust in the expertise of the sponsor or syndicator to handle the operations while you focus on your other commitments.3.

My mortgage broker is telling me this is an up and coming area that is low risk, high reward potential. 

You should change the question to be like these: in what state AND county is the reward/risk ratio for tax deed is more promising in reality ?

I would love your expertise to see if I bought in wrong location (still water estates).

Looking forward to your expertise and advice!