We use private investors and offer them 20% APR, with 10% return guaranteed, paid as a balloon. 

Also -without an in service rental, you have no schedule on your tax return on which to deduct those expenses. 

The wife and I are in the middle of building an 800sqft detached 2BR 1 bath ADU in our backyard near St.Augustine in downtown Raleigh and was curious what you find they return in equity.

$400k equity is producing $1600/month cash flow for a return from the cash flow of 4.8%.  

For syndicates with loan maturities after 2030, they even have a shot at making a positive return, and perhaps even a decent one considering what they've endured to get there.Kicking the can down the road:  Owners and syndicators hoping they can kick the can down the road by negotiating loan maturity extensions are likely to be disappointed. 

Given you're in Texas and don't have a state tax return, it really opens you up to work with providers nationwide. 

Who is going to want to invest in a scheme of diminishing returns?

Include text so that states what will happen if the new lease isn't signed by landlord and husband such as the return of keys by all parties date.

This might not reduce your taxes, but it's a better use/return for your money than paying down a 4% or 5% mortgage. 

Every market in residential zoning has an expiration date, we just don't know what it is yet.The obvious solution is to buy in already regulated areas with tourist/commercial zoning.The returns are lower, but at least they can't go to zero overnight.