First, increase staff size.

I know I need to assemble a team, I know I need to understand markets and analyze a ton of deals, and I know I need to coordinate it all for execution with the right timing.

Some good questions for him to ask each potential company are:- how long have you been in business- what is your fee (be specific on the number of properties involved and if it's forward, reverse, etc)- where is your operations staff located (ie where will be funds be)- what type of account will my funds be held in? 

While your chances are higher if you have a mentor, your chances will also increase if you execute tips 1-4.

I am waiting for an email from Jerryll's staff with the percentage of people who complete his courses. 

I would call their support staff and see if they can walk you through it. 

It cannot be killed by executive decree.  

If your listing photos scream executive rental, their placement team may overlook it.

Anybody know someone that has executed one?

You can only play games for so long.Chances are your next door neighbor is an IRS agent and turns you in when your tenants blocks their drive or some other random event disturbing your IRS neighbor.ADU catches fire and your insurance won't cover you, because it was an illegal and unpermitted structure.The city inspector told the last guy not to build or rent it, and is now pissed and wants to make an example of you and just red tags the whole property and no one can occupy for the next 1-2-3 years while you wait for a hearing.Then when you get the hearing, "staff" recommends you tear the whole structure down, and if you still want an ADU, you can apply for a permit and rebuild it.Your tenant quits paying rent and won't move out and you can't evict them, because there is no valid lease and they're just your "roommate".Probably a dozen other bad things can happen to you when you do stuff like this.