I waited a few months more then last month I applied for a Heloc expecting to get 20 to 30K and have to jump through hoops. 

@Marcos Cardenas I think a few other people nailed it already and as mentioned it depends on if you want to work in real estate or be an investor.

@Tracy Scott it's highly dependent on the deal, the type of property and the location.In addition to the items others have mentioned, here are some of the biggest potential start-up expenses that I study closely before buying a property:Foundation/structure--this is one of my few "deal breakers", I typically will not purchase a property with significant foundation or structural issues.

Page 2 summary mentions this change, full info here:  https://hcd.ca.gov/community-development/housing-element/docs/ADU_TA_Memo_Final_01-10-20.pdf

Second, A 'Handyman' cannot take on any projects with the below criteria.Work involving wiring or other electrical componentsProjects to install, repair, or service plumbing or fire sprinklers HVAC and heating units Projects with a total cost of over $30,000As mentioned, just find a GOOD General Contractor and let them do their thing, it'll be faster and cheaper in the long run.....

Specifically, I'm looking to attract investors and wonder if the mentioned 10% return should be considered a good deal in most circumstances?

This is from FS.The exemptions to licensing mentioned  are several and they do apply to an attorney at law but only if said attorney is conducting real estate services within the scope of her/his client attorney relationship.( 475.011 I had to look this one up!)

I’m not sure if you’ll find any deals like that in FL but I know it’s still achievable in certain parts of Ohio like Bob mentioned.

For illustration purposes you mentioned the  partner is an attorney.

The 40 year option I mentioned is a DSCR loan.