Will be inheriting 90K in the near future and trying to figure out the best place to put it.

Why Knowing History HelpsSeeing how an area has evolved can give you insight on what might happen there in the future.

Looking to make an Intra-Family loan for a project and I am looking for a simple Interest Only Promissory note where the investment plus the interest is paid at closing. 

It's the easiest way to try being a landlord without dealing with tricky renovation projects.

As an aside I buy properties I can fix up upon the initial purchase or shortly thereafter so as to minimize future expenses.

If they cannot pay the rent now, they won't be able to pay it in the future. 

Others have already stated but1 saturation - better do your due diligence.i wouldn't buy in Kissimmee unless someone has some serious verified books and even then it won't represent the future.2.

Heavy rehab projects at that cost correct?

And if in the future you were going to move and do the same thing you could possibly do a reverse exchange and have the 1031 intermediary take title to the house, sell your town home, and build and 1031 into the ADU before you take title and move into the main house. 

However, say if your credit is really low or you are looking for a way to fund 100% of your project, it would be best to look for funding first.