@Jeff Nash and @Doug Smith - We are soft piloting a partnership program with Real Estate Professionals that want to bring this to their local market. 

You should have $150k in mind though so you're prepared for worst case - and also to allow for soft costs (permit fees, etc.)$75-90k is typical for a garage conversion ADU in Sacramento.

How much cash have you already injected into the deal including soft costs like architectural fees, permitting, etc...that you can document.

BP has a lot of useful resources to help you, I have found the most useful thing for me to do was to actually attend a physical meetup or two as it lets you brush shoulders with others in the same shoes (or have been in the same shoes in the past). 

Not specific to Blue Ridge, but in CO I just used Steadily as they were able to cover the brush fire restrictions I found that stopped Proper and others. 

I have some soft quotes for bank debt but I'd prefer to stick with private debt if possible. 

Although tends to be regional a lot more than passive investing.. there are still red hot markets in the US for new builds and some markets are very soft to declining..

Flooring: A lighter or mid gray lvp to compliment (~$3 sq ft material) Cabinets: White shaker style (Lowes/Home Depot, Readily Available with little lead time) Countertops: White Quartz with black veining to match black matte finishes if the return on investment is there or just a nicer laminate (calacatta marble natural stone look)Finishes: Black matte for a modern look or the classic brushed nickel.

One of the issues is that the floors were replaced as part of the rental in 2022, but months later they began to feel soft.

We build high end for $600/SF all in - soft and hard costs.My question, just to throw out there and brainstorm, out of the 4 MF lots, what type of mix would you throw out there?