@Kyle Cross, correct me if I'm wrong, but I think maybe what you're getting at is potentially pitching to your parents that you would like to take a shot at personally managing the units to gain experience and some form of compensation.

It is regulated and you need to learn the law before accepting any funds from another entity (person) in a syndication.

My expertise is deal analysis, buy and hole strategy (creative financing) and personal finance. 

I am not sure if the Legal person I talked to understood the length of her time there so that could be the confusion. 

Quote from @Elizabeth King: I have a property in my personal name that I plan to rent annually. 

IF it was not on an auction site none of the information would be known unless you do your own research. they could say its a 3bed 2 bath home and you go buy and its burned down (seen that before). 100% is on the person bidding at auction.

Little did I know it would take decades to ripen :)3. bought a foreclosure sale .. traded the house for the 3 acres the person who owned the house. 

Personally I’d wait and see what happen.

please send me a case example I'd love to read. that's one appraisal. the knowledge I have as a licensed general contractor working with investors from 5 cities at a time all over the country buidling 3 different floorplans I would say trumps one ADU you read about online This is from my own personal ADU that I recently built and recently appraised earlier this year. 

Assuming that they aren't simply lucky in market timing, excessive in leverage, or excessively risky, why do you think that some companies and leaders ARE able to duplicate the ROI driving expertise and/or improve personal-business productivity in a way that allows scalability?