. $69k for a 3 unit with gross rents of $2k a month and total expenses of $800 a month which included management and capX.

You have to adjust your expectations to match current reality, which includes higher mortgage rates, higher prices, more expensive taxes and insurance, more competition, etc.

Purchased for $69,000, it needed a full rehab, including a new roof, plumbing, and modern updates inside and out.

Typically this takes 6–9 months, including 2–3 months for permitting and 4–6 months for construction.You can browse their current plans online, with design costs ranging from a few hundred to close to $2,000: ADU Fast Track Plans2.

The overall LTV (including all 3 mortgages) will be key and your selling point will need to be that the 2nd mortgage ($8k) will burn off in 2.5 years (based on your surprise that it was even out there, I'd recommend that you follow up in 2.5 years and ensure that it's been satisified, so that it doesn't surprise you again in the future).Does the $8k grant vest over the 5 years? 

Red flags for me include people who are overly optimistic without considering risks or those who don’t seem to have a clear plan for their contributions to the partnership.

Investing always looks scary I don’t wanna lose money. my monthly payments are 3k including taxes I am in NJ so property taxes on an acarage house is still high Investing can be scary. 

I'm not sure if any also lend in Canada, but you might want to expand your search to include "non-recourse" just in case it leads to some more options for you.

Video is FREE today, so it's epic neglect of duty to not include one.

Some of their objectives include bundling them together and selling them to funds that invest in such assets.