I still have a lot of conversations to have with tax pro and other members of team, but wanted BP opinions.

These are old rules and the numbers should actually depend on interest rate levels and be much higher when rates are low, much lower when rates are high.

However, the guru himself may commit fraud by the way they implement the marketing/sales of the program, and the “hype” and promises they add to up their “conversion” rate.  

Especially in today's interest rate environments. 

But I would not recommend MF right now - they have overbuilt new MF here in Huntsville, and vacancy rate in MF is becoming problematic. 

Alternatively, I could hope that my next assignment will be in a better market with more options, maybe lower rates, and more cash on hand.Should I accept that no market is perfect and get in the game now, or hold out for a year to enter a potentially better market with more capital to invest?

That will make all the difference in the rates.

Given the current statement of market, interest rate, good turnkey providers , house prices etc…, would you choose memphis or alabama market to invest in real estate.

So yes, more expensive homes with lower rates can be different than cheaper homes in higher areas but then actual principal, interest, and insurance will likely do the off-setting. 

To what extent will California Title 24 affect the construction/conversion of the ADU?