Quote from @Andrew Steffens: It is tough to find positive CoC but not impossible. 

Last I heard from a friend of a Guru, greater than 95% of those pay $40K plus for these plans, never even open the materials. 

There are some great deals this time of year and the over inflation of small multifamily can be tough to get a deal. 

I recognize it is a tough RE market with many challenges.  

For the material participation test, the easiest way to get it is Via the 100 hours and worked more than anyone else.

Quote from @Kevin Sobilo: Quote from @Greg Scott: This is a tough lesson.

However, it does mean forfeiting the deposits which is tough to swallow. 

They are copyrighted material that is licensed for use to their members.

Just seems to reflect the reality of generally tight market conditions across most of the U.S. currently, tough to find higher returns.

I did not want to incur the cost but I figured...that maybe....just maybe....sometime in the near future us ADU home owners may be able to rent both units....like a duplex.At that point it will be worth it to let the tenets be responsible for their own bills.Not saying that other ways are bad...they are actually very cost effective if you are living there...but what about as you scale your business and move onto other properties.This of course if your city will allow you to rent both units...the city I am in is tough but things can change as more pressure is being put on affordable housing.Once again...not saying any way is right or wrong...I just did it this way for the reason I just mentioned.Thank you....