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Has anyone been using virtual tours to view properties and what platform might have the best results? 

I view OKC as a middle ground.

If the partners are active, actually helping with management, signing loans, etc, then it is a JV and you can form a simple partnership to own it, but still will need to consult an attorney to draft docs and make sure everything is covered.For the 20% PML/80% bank, you will need to be careful with your lender, as they may view that as debt too, which it is. 

My thinking is that 2 months (June 1) is when a clearer view should be unfolding.

Basically you could view it as fishing in the 87% pond or the 13% pond . . . it's possible to sell in either pond, but in a shaky environment I would fish in the surest one.Also, in this example your net proceeds would be the same; I'd welcome the opportunity to have their agent do the heavy lifting if it isn't' coming out of my pocket.

Sites like this, of which Im obviously a contributor, and its community who buy and sell at rates 20× more than the general public have very different views than your every day person. 

My own view is that the ADU should be valued exactly at the retail hands off construction costs. 

Try to sense if there will be close in neighbor (and other effected neighbor) lawsuits about "Noise" "Increased Traffic" "Views" "Butterfly Habitats" or other "Vindictive Things" that are not stated but will be filed under the listed items in order to slow your development down to a freeze and cost you a ton of legal fees for years" (Because some local people do not want the area developed for their own personal reasons).9.