Ask them if you can speak to some of the borrowers they have lended to find out if they enjoyed working with them

I would like to read over them and be able to ask questions and speak with you. 

In addition to brokers, I would also suggest speaking to 1-2 regional banks/credit unions.

Not sure if Eddie Speed is still around and teaching out of Dallas, but I used to hear him speak years ago and he seemed like he is/was an expert.   

Since the agent connected you to the deal, they are entitled to a buyer side commission even if you buy direct.

I can't speak directly in regards to the Memphis market but here in New Jersey, I actually do see a good number of them.

I know the podcasts and books speak about being in a deal with zero skin in the game, but that is an outlier situation not the norm. 

Generally speaking, you maybe able to do 1 JADU + 1 ADU.- 2 floor ADU is expensive and is tough to do due to the height limit.- Most people kept their ADUs under 750sf to avoid the impact fees- For subdivision, it wouldn't be applicable in your case due to your lot size.Feel free to reach out if you like to discuss in details.

Sounds like a lot of moving parts and hoops for the amount of tax savings, but that's just my risk/reward profile speaking.

I want to speak with the powers to be