Presumably, if you retire before you take Social Security, you will have a handful of low income years when you could then do Partial Roth conversions and convert those assets you presumably saved at a 22% or higher tax rate, and convert them in a lower income situation (12% or less). 

Start small with strategies like house hacking, leveraging your hands-on skills for value-add properties, and building a strong team or network to reduce risks.

@Jason Wray - I've only spoke with a handful of lenders, so far none have offered 10% down.

I also love it because I do not have to do the hands on tasks any more.

Modular, on the other hand, which I also deal with, you can do a mod and put it in the city limits but would cost as much or more as a stick built, more if you go with a two story.You're much better off going with an existing duplex

This gave me time to get the house super clean and rekeyed before handing over the key to the new tenant. 

What is best for a newbie with little cash on hand?

Keep it simple, stay consistent, and success will follow.

If you don't want to be labeled a scammer or con-artist then you simply have to change your ways.Right now Peter Harris and team looks like a scam/con, and act like a scam/con, so therefore is a scam/con - if they want to fix that .. then they have to stop scamming and conning people - it's that simple! 

In my market the valuation with f/f non commercial financing is typically lower than the hands off cost of adding the ADU.