Like i got a recip to Mississippi for my CA / OR Brokers licenses and it was a whopping 13 question test I never figured out how they came up with thirteen questions its was almost like for me taking a drivers license test took me 5 minutes..

This is because the main house often includes value drivers that ADUs do not, such as larger living spaces and more comprehensive amenities.

2) What percentage is their track record of delivering what they promise to deliver?

Deliver the  last 18 new builds in my 90 home subdivision that I developed and have built out price points 700k to 1 mil.. 10 of these are already pre sold so only 8 more lots/homes to actually sell in 2025. 2. build and sell an infill in Charleston SC on a lot we bought this year price point 900k . find at least two more in charelston and try to keep a 2 new builds a year going as long as my GC will continue to work for me there..

I have to trust not only that you can oversee the project and deliver on the financing, the leasing, and the management (none of which is in place when I deposit $100k into an account), but I would have to have an iron-clad partnership agreement.

Yes, check w attny as per @Ben Trageser.Also, see if you can negotiate with the seller to get the illegal unit delivered vacant on closing. 

I've heard of mentees who started cleaning up construction areas on a flip at the end of each work day or picking up supplies at Home Depot and delivering them to the job site.

The worst lenders I have dealt with are the ones with underwriters in one time zone and origination department in another, branch manager in another that don’t communicate well with each other and end up over-promising while not being able to deliver.

They may have economy of scale but the consistency of delivered product is not always there. 

There is usually a missed opportunity in most markets delivering housing products that are needed but not readily available and the Zillow data most rely upon does not tell this story.Get to know the members of a community, their needs, what steers them away from the housing that's currently available.