This new twist of claiming you owe them money is a typical scam tactic to put you on the defensive so you won't contact them about the money they actually owe you. 

If cash flow means you make $8 more than your mortgage payment in month 4, awesome, you have $8 for that month.But.... if you factor in closing costs, make ready costs, leasing costs, repairs... it's typically years out until TRUE cash flow, with a value add or a turnkey (unless you absolutely knock it out of the park with a BRRRR and then somehow cash flow after the refi, which I guess is possible but very unlikely.)

Additionally, there typically are additional state protections (outside of the agreement) based on where the fund is located.

If so is there a typical investor profile? 

You can use a tool like AirDNA to get estimates of property performance in your specific market and with your typical size and configuration of home.

Pace is a typical guru.

I've done a few so I'm typically offered 90% LTC.

Although Reunion community does typically cater to a different demographic so it won't be as much of a pitfall. 

The reality is the land has value.I believe you are typically far better purchasing a different property with conventional financing than adding an ADU.  

This is typically the single biggest electricity draw in most homes.