That’s the kind of agent you want in your corner, especially in a competitive market like San Antonio.While I haven’t worked with him directly, I’ve spoken with an investor friend who did.

Do you know what a competitive cost would be and how I can go about finding a good and fair GC for ADU build? 

Seller financing can be a fantastic way to get into a 4+ unit property, especially in a competitive market like Chicago.Have you started reaching out to owners directly or networking with agents who specialize in multifamily properties?

Congratulationswhat you’ve found that both the INVESTMENT side of real estate, and theBUSINESS side are very competitive; therefore profit margins are compressed, so those “home runs” people like to bragg about are actually quite rare.  

Quote from @Shayan Sameer: I would reach out to a couple lenders see if you can get some competitive rates and also see about the points too that they are charging..

Be prepared to do your due diligence and make competitive offers.So, what do you think?

Your home needs to be in good shape (sounds like it is) and very competitively priced in order to have the few looking choose it instead of another option. 

Lots of interesting feedback - but even if I didn’t feel the OPs offer to passive investors was great - I wouldn’t think it EVIL - which seems to be the opinion of some responders……Key point for people evaluating the “fairness” and “competitiveness’ of the offering is that the sponsor is receiving too much benefit for too little contribution.  

wild. 8. if you dont want to close in an LLC, you can still close in your personal name. 9. there are lenders with competitive rates if long term rents are greater than 1.1 of debt on the property (PITIA). however, there are also lenders who will allow you to do 80% cash out refinances with DSCR if DSCR ratio is 1.0. there are lenders that allow you to buy real estate at 20% down EVEN IF DSCR ratio is only 0.8. which means the rents are less than the debt on the property.

I have found it better to find new construction investment properties and buy after competition.