Any suggestions on where to look other than the facebook outreach I've been doing?

And as investors we should know this, but always anticipate higher costs and longer waits.EXAMPLE Breakdown of Costs:Plan Purchase: $1,500Permitting Fees: $2,500-7,500Site Preparation (grading, utilities, foundation): $20,000–$30,000ADUs require separate utility connections for water, electricity, and sewer but you can tap into existing utilities at the primary houseIn Raleigh you CANNOT split lots fee simple, so setting up completely separate utilities would not allow you to section off the ADU as of nowYour ADU must be on a permanent foundation (no wheels, no ability to move the structure)Construction (labor and materials): $100,000–$150,000Low-grade: $150–$180/sq ft averageMid-grade: $180–$220/sq ft averageHigh-end: $220–$250/sq ft averageLandscaping/Finishing Touches: $5,000Total Estimated Cost: $125,000–$200,000You could easily spend $200k+ with super end high finishes, custom designs, complicated sitework, adding a second story or more sqft, etc.

They might have suggestions or updates that could help with this specific issue.

I would suggest focusing on Norfolk over Portsmouth,  its a better market with more appreciation. 

Of ourse there is a cult following for some of these programs who swear by it, but again, its simple math and show the numbers. 

Any other suggestions -- what about Detroit, MI?

In addition to Nathan's great recommendations, I also suggest verifying that the PMC is licensed.

At a minimum I'd suggest $100,000 cash.

This could be simple as a coordination of who the debris disposal transportation will be that everyone uses, so it's 1 entity vs 40 trying to get in and out cluttering up area. 

I am not suggesting that you cannot diversify however are you looking for cash flow or is buying now, holding for appreciation and or forcing appreciation is your play.Good luck on your journey!