Instead it looks like a sales pitch that is targeted to unsophisticated investors who are new to the space.If that's actually the situation here than these deals generally have multiple things I can't stomach and is an immediate red flag for me.2) AAA Storage growth: At one point I was interested in this sponsor because of the claimed full real estate cycle track record with little to no money lost.

Most agencies are slow to process paperwork, have a lot of bureaucratic red tape, and it is difficult to get them to respond to inquiries.

Qualify the contractor and highlight the benefits of working together which would include consistent work for them and regular paycheck.Personally, I'd buy the materials and never pay any money upfront, a "red flag" on its own.

My wife and I own a beautiful historic home in a small, charming town in Northern Virginia.

I regularly see promotors selling lots in beautiful communities for $40,000-$100,000 in Texas. 

Smoking cigarettes is also quite legal, and also prohibited under the lease.I think your argument on unit count is a red herring here. 

Typically rates are 0.5%-1% higher than the full conventional loan, however the beauty is that it requires less documents and quicker close.

I think most hosts give 5 stars unless there is a serious issue so even a 4 star is a red flag for me that I would check into. 

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. 

The red flag here for me would be the willingness to overpay when they’re not bidding against anyone.