Average construction cost $175/sqft, so construction cost for all five units ~$1.4 million.Thus, with land ($475k) and construction cost ($1.4 mil) = $1.9mil, approximately running $380k/unitSales price, will be about $500-$525k conservatively.Any thoughts on how a newbie might best approach financing the construction phase with partnerships?

The $1300/month is pretty average for the area. 

I am sure lenders like @Harjeet Bhatti have a much more positibe view of lenders than the average self employed investor.

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I would think it would considering the size of the property what the average sqft value of the surrounding homes, but I just want to be sure.

Gaining some insight from a Memphian with knowledge of the industry and to hear about your personal experiences in residential real estate would be incredibly helpful for my research paper.

Wooded and spacious, just a little far out, but only 10 minutes from the interstate.Sales price is 600k9 units rent average $900Expenses are just lawn water taxes insurance 15000Gross income 97200NOI 82200The cap rate of 14 works but is valued at 66k per unit.

I live in Poway and do not know about the paying for ADUs but I do know that someone built one behind my house that is around the average size SFR for the area which is over 3K feet. 

If there are even Cash Buyers for this kind of deal.So the basics of this deal are the following:The property is in Fallbrook, CA; in the Morro Hills Community.The property is 13 acres large, right in the middle of a "high end" single-family residential area; whose properties average between the 950k-1.2M pricetag(Each property is just about 2-3 acres large with these prices).

Because over time you will find they will average closer to 50% of the Rental Income than your 30%.