I've had success turning vacant Florida land into private shooting ranges.

Always validate what you read online, things change, I could be wrong, but use this as a starting point in your research.What Is an ADU?

I picked her exactly because she had a good social and online footprint!!

If you’re in it for cash flow, you’ll likely find it difficult to find a deal that will pencil out.Besides, like @Jason Taken said, hundreds of thousands of new units have come online post-pandemic, so there’s a lot of new builds at the moment.

Now I found one that specializes in real estate investors that was recommended by an online mentor.

We see a lot of our clients in Denver and Colorado Springs have success with either rent-by-the-room or some sort of basement apartment/ADU setup.

You just can’t successfully operate in the real estate industry unless you master these concepts.  

unfortunately this marketing specialist was NOT a specialist in marketing for real estate businesses, did not understand the unique requirements and characteristics of real estate, and hence implemented their “generic” on line marketing program.  

I offer an online payment portal to submit rent payments via ACH or CC - they "couldn't figure out how to use it" so I set us up to accept Zelle payments.

You can find online which larger institutions are buying in a specific area and try and reach out to them.