Many of which are savvy BP type clients who are doing updates/raising rents and then the buildings do cashflow positive even with lower down payments which produce amazing returns (at 3.5-5% down you get close to a 50%+ return a year just off mortgage paydown). 

This means that you will probably need to pay registration and filing fees in at least 2 states if you don’t buy CA property as a CA resident.Be sure to tell your accountant that you may now need to file non-resident income tax returns in each state where you own property as well.

Are you accounting for everything—taxes, property management, maintenance, insurance, reserves—and still hitting your target returns?

I haven't heard of that company, but if you are looking for done-for-you real estate investing then just know that your returns are going to be significantly lower.

Leverage magnifies return. 3) The effort involved in adding an ADU is comparable or larger than a rehab associated with a BRRRR.

In general I have unfortunately never gotten much return on any social media marketing. 

So, there is no argument for using margin account to try meet/beat REI returns because it would just nurf your WS returns down all the more, expanding the divide between the 2. 

STRs can bring great returns but are higher risk and more hands-on, like small-cap stocks, while long-term rentals are stable and predictable, like large-cap investments.

And how do you determine your company's returns on these types of projects? 

While this would not necessarily result in immediate taxes (because it can be offset by your lifetime gift and estate tax exclusion), a gift tax return (Form 709) would need to be filed.