One quick solution that jumps to mind, until a bigger opportunity presents itself, would be food/coffee/beverage truck or trucks. 

As an investor, I like opportunity presented by ADUs.  

*************************In my area this would be considered an "over-the-counter" permit, potentially issued immediately, as long as the proper documents were presented.

EVERY time we purchase a property(MLS or direct with seller) we present and get signed a Notice to Seller that spells out exactly the nature of the transaction. 

Although I’d like to do a large dscr loan and get 4 to 5 three and four bedroom units, I’m likely goin to start with just one quality property in order to establish proof of concept to present to future down payment partners or private money lenders.

I haven’t spoken to lenders because I assumed since I didn’t have any sort of future investment to present to them, what is there I could talk to them about and what exact lenders I need to be speaking to. 3.

my wife's company has had no less than 2 webinars a week addressing this and how to manage it they had the Lawyer for the Oregon association give a one hour presentation. 

The appraisal was lower than anticipated ($93k) because the “homeboy remodeling company” did not make the property presentable.

He presented a lease purchase agreement because I would not be able to comfortably afford it with current interest rates.It's a new build (2 years old) SFH with a detached ADU above the garage.

A careful present value of the two strategies would need to be made based upon a specific investor's circumstances, goals and objectives to determine which would be best for them.