.- get into real estate with a lower rate and lesser percentage down payment.

I do plan to live on a percentage of the cash flow. 

Please note that the Park Canyon syndication is fully subscribed, and the overwhelming percentage of the money came from original investors.

I see how that would keep your utilization percentage down (and thus help your credit score a small amount), but I don't see how it saves you actual money. 

48,000/300,000 = 16% ROI60,000/380,000 - 15.7% ROIAppreciation:Renovated single family = 33% appreciation potentialConvert to Quad = 31.58%So in both calculations your percentage return from gross revenue AND appreciation is higher renovating the single family.

Also make sure that you're using "per unit" numbers for your rules of thumb because this is much more accurate than simply looking at the expenses as a percentage of the property's income.

One issue I've uncovered in this is that they also add a $75 "admin fee" in addition to the percentage based "supervisory fee."

are you using ACTUAL expenses or random made up percentages?

However, as you can imagine, I had a small percentage of my units that were problematic.

A percentage of this number is then used to determine what portion is related to the ADU vs the portion of the property you're using personally.