Main problem is net income doesn't cover the debt service so while there should be some long term upside on the assets I am having difficulty finding interested investors.  

Looking for recommendations for a free service. 

Accountants are in such demand, that the best are not even accepting clients half the time.The other problem I see often with accountants on here is that they specialize in larger investors, and have really high prices when you as a smaller investor do not need all the bells and whistles.Another thing I see is folks thinking they need to have a tax professional in their state.

I have clients renting 400 sq ft ADUs for about $2,200 per month and climbing. 

Dallas is a great market for future growth, it's a little tougher to cash flow because of the taxes but I recommend all of my clients to invest there.

@Rebecca ReadusA couple thoughts:-- When working with house-hacking clients, I set up searches for listings with the words "walk-out" and any derivation of those words in the listing.

I use QC Mechanical for my HVAC services.

For purposes of this paragraph (e)(3), an activity involving the use of tangible property is not a rental activity for a taxable year if for such taxable year—(A) The average period of customer use for such property is seven days or less;(B) The average period of customer use for such property is 30 days or less, and significant personal services (within the meaning of paragraph (e)(3)(iv) of this section) are provided by or on behalf of the owner of the property in connection with making the property available for use by customers;(C) Extraordinary personal services (within the meaning of paragraph (e)(3)(v) of this section) are provided by or on behalf of the owner of the property in connection with making such property available for use by customers (without regard to the average period of customer use);(D) The rental of such property is treated as incidental to a nonrental activity of the taxpayer under paragraph (e)(3)(vi) of this section;(E) The taxpayer customarily makes the property available during defined business hours for nonexclusive use by various customers; or(F) The provision of the property for use in an activity conducted by a partnership, S corporation, or joint venture in which the taxpayer owns an interest is not a rental activity under paragraph (e)(3)(vii) of this section.

You are betting your money on the neighborhood and the property (and the client base that will attract), hoping to produce a return greater than what the S&P 500 would produce over time.

Please let me know if you continue to have restrictions accessing Pro Exclusive Tools and Services and I'd be happy to assist.